Cameron County anchors the southernmost tip of Texas, pressed against the Rio Grande and the Gulf of Mexico, with the Mexican city of Matamoros directly across the border. The county seat is Brownsville — one of the largest cities on the U.S.–Mexico border and a significant port of entry for international trade — while Harlingen serves as the county’s medical, retail, and commercial hub. Other significant communities include San Benito, Los Fresnos, La Feria, South Padre Island, Port Isabel, Laguna Vista, Rio Hondo, and Primera. With approximately 440,000 residents, Cameron County shares the Rio Grande Valley with neighboring Hidalgo County to the west and together they form one of the fastest-growing border regions in the country. The Port of Brownsville, the University of Texas Rio Grande Valley (UTRGV) campus in Brownsville, and a growing aerospace and commercial space industry presence near Boca Chica are among the county’s key economic drivers.
Cameron County offers some of the most affordable rental prices of any county in this top-15 series. Average one-bedroom rents in Brownsville run approximately $878–$945/month, and Harlingen averages $823/month for a one-bedroom — both well below the Texas average and the national average. The county operates 8 JP courts across 5 precincts (most precincts have multiple places). Like Hidalgo County, bilingual lease documentation is strongly recommended throughout Cameron County given the predominantly Spanish-speaking tenant population.
📊 Quick Stats
County Seat
Brownsville
Population
~440,000 (2024 est.)
Key Communities
Brownsville, Harlingen, San Benito, Los Fresnos, La Feria, South Padre Island, Port Isabel, Laguna Vista, Rio Hondo, Primera
Court System
8 JP Courts (5 precincts, most with multiple places); County Courts at Law (appeals)
Avg. Rent (1BR Brownsville)
~$878–$945/mo
Avg. Rent (1BR Harlingen)
~$823/mo
Rent Control
None
Just-Cause Eviction
Not required
⚡ Eviction At-a-Glance
Nonpayment Notice
3-Day Notice to Vacate
Lease Violation
3-Day Notice to Vacate
Month-to-Month Term.
1-Month Written Notice
Filing Fee
~$100–$150 (confirm with clerk)
Wrong Precinct?
Court must dismiss — verify before filing
Eviction Timeline
3–6 weeks typical
Security Deposit Return
30 days after surrender
Statute
Tex. Prop. Code §§ 92.001 et seq.; 24.001–24.011
Cameron County Ordinances & Local Rules
Topic
Rule / Notes
Rental Licensing
No county-level rental license required. Texas has no statewide landlord licensing statute. Brownsville, Harlingen, San Benito, and other Cameron County cities do not require general residential rental registration for standard long-term leases. Short-term rentals near South Padre Island may have city-specific requirements — verify with the City of South Padre Island or Port Isabel before operating STRs.
Rent Control
None. Texas law preempts local rent control statewide. No Cameron County city may enact rent stabilization. Landlords may raise rents freely at lease renewal with proper notice.
Security Deposit
No statutory cap on amount. Must be returned with written itemized accounting within 30 days after tenant surrenders premises (Tex. Prop. Code § 92.103). Normal wear and tear is not deductible. Bad-faith retention: $100 + 3x wrongfully withheld amount + attorney’s fees (§ 92.109). After 30 days without return or accounting, bad faith is presumed by law.
Eviction Filing — Which JP Court?
Cameron County has 8 JP courts across 5 precincts (most precincts have a Place 1 and Place 2; Precinct 5 has three places). An eviction must be filed in the precinct where the rental property is located — filing in the wrong precinct requires dismissal. Use the Cameron County precinct map at cameroncountytx.gov to verify before filing. Most courts accept in-person and mail filings; contact the specific precinct for e-filing availability.
All JP Court Locations by Precinct
Pct. 1 (Judge Benito “Bo” Ochoa IV — Port Isabel/South Padre Island/east Brownsville): (956) 943-2520 • ccjp1-1@co.cameron.tx.us Pct. 2-1 (Brownsville): Contact cameroncountytx.gov/cameron-county-justice-of-the-peace for current address Pct. 2-2 (Judge Cyndi M. Hinojosa — Brownsville): 835 E. Levee St., 2nd Floor, Brownsville 78520 • (956) 544-0857 Pct. 2-3 (Judge Mary Esther Sorola — Brownsville): 835 E. Levee St., 2nd Floor, Brownsville 78520 • (956) 547-7068 Pct. 3-1 (Judge Jesús T. “Chuy” Garcia, Jr. — San Benito): 1390 W. Expressway 83, San Benito 78586 • (956) 361-4618 Pct. 3-2 (San Benito): 1390 W. Expressway 83, San Benito 78586 • (956) 361-8257 Pct. 4 (Judge Juan Mendoza Jr. — Los Fresnos): Luis Romero Building, 745 W. Ocean Blvd., Los Fresnos 78566 • (956) 233-6150 Pct. 5-1 (Judge Eloy Cano Jr. — Harlingen): Harlingen Annex, 3302 W. Wilson Rd., Harlingen 78552 • (956) 427-8057 Pct. 5-2 (Harlingen): Harlingen Annex, 3302 W. Wilson Rd., Harlingen 78552 • (956) 427-8058 Pct. 5-3 (La Feria): La Feria County Annex, 200 Industrial Way, La Feria 78559 • (956) 797-1887
All courts: Mon–Fri 8:00 AM–5:00 PM. Confirm current information at cameroncountytx.gov.
2026 Eviction Law Changes
Major changes to Texas eviction law took effect January 1, 2026. Confirm all current filing requirements, forms, and procedures directly with your Cameron County JP court precinct before filing after that date.
Bilingual Leases
Strongly recommended throughout Cameron County. Over 93% of Brownsville’s population is Hispanic or Latino and a large share of the tenant base communicates primarily in Spanish. Cameron County JP courts provide Spanish-language eviction forms. Using bilingual English/Spanish lease documents, Notice to Vacate forms, and move-in/move-out checklists reduces disputes over notice comprehension and improves documentation quality in court proceedings.
Late Fees
Must be in written lease. Not collectible until rent is 2 full days past due. Maximum: 12% of monthly rent for 1–4 unit structures; 10% for 5+ unit structures (Tex. Prop. Code § 92.019). At Cameron County’s lower rent levels (~$900/month), 12% cap = approximately $108/month maximum for smaller structures.
Self-Help Eviction
Prohibited. Landlords may not remove locks, cut utilities, or remove tenant belongings to force a vacate (Tex. Prop. Code §§ 92.008, 92.0081). All evictions require a court-issued Writ of Possession executed by the Cameron County Constable for the appropriate precinct. Violations carry one month’s rent + $1,000 civil penalty + actual damages + attorney’s fees.
Tenant Can Cure?No - notice to vacate, not to pay. Tenant can pay during period but landlord not required to accept.
Days to Hearing10-21 days
Days to Writ5 days
Total Estimated Timeline25-45 days
Total Estimated Cost$150-$500
⚠️ Watch Out
Texas notice is to vacate, not to pay. Landlord is not required to accept rent during notice period. Lease can shorten notice to 1 day or extend it. If tenant paid rent on time the prior month, landlord must give "Notice to Pay Rent or Vacate" instead. SB 38 (2025) streamlines squatter removal process.
Serve the required notice based on the eviction reason (nonpayment or lease violation).
Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
File an eviction case with the Justice of the Peace Court (Forcible Detainer). Pay the filing fee (~$54-149).
Tenant is served with a summons and has the opportunity to respond.
Attend the court hearing and present your case.
If you prevail, obtain a writ of possession from the court.
Law enforcement executes the writ and removes the tenant if necessary.
⚠️ Disclaimer: This page provides general information about Texas eviction laws and does not constitute legal advice.
Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections.
For specific legal guidance, consult a qualified Texas attorney or local legal aid organization.
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⚠️ Disclaimer: These calculations are estimates based on state statutes and typical court timelines. Actual results vary by county, court backlog, and case specifics. Always verify current requirements with your local courthouse. This is not legal advice.
Underground Landlord
🏘️ Communities & Screening Tips
Key communities: Brownsville (Pcts. 1–2, port of entry, UTRGV, SpaceX Boca Chica), Harlingen (Pct. 5, medical/retail hub), San Benito (Pct. 3), Los Fresnos (Pct. 4), La Feria (Pct. 5-3), South Padre Island (Pct. 1, tourism/SPI).
Brownsville / UTRGV / Boca Chica: Growing aerospace presence from SpaceX Starbase near Boca Chica could drive demand in eastern Brownsville. UTRGV student rental market near campus. Screen annual income; government/education employment most stable.
Harlingen / Medical hub: Valley Baptist Medical Center and other healthcare employers provide a stable professional tenant base. Harlingen’s retail/commercial strength makes it the economic center of the middle county.
South Padre Island / Port Isabel: High seasonal rental demand; STR rules active. Year-round residential market is small but stable. Flood zone status is a material consideration — verify FEMA flood map before purchasing investment property on the Island.
Bilingual leases: Use English/Spanish versions for all documents. Cameron County JP courts provide Spanish-language eviction forms.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Cameron County Texas Landlord-Tenant Law: Renting in Brownsville, Harlingen, and the Lower Rio Grande Valley
Cameron County sits at the southernmost tip of Texas and shares the Lower Rio Grande Valley with neighboring Hidalgo County. Its economy is anchored by international trade through the Port of Brownsville and the Brownsville/Matamoros border crossings, the University of Texas Rio Grande Valley campus in Brownsville, a substantial healthcare sector centered on Harlingen, and an emerging aerospace presence near Boca Chica that has drawn global attention with SpaceX’s Starbase development. Average one-bedroom rents in Brownsville run approximately $878–$945/month and Harlingen averages $823/month — among the most affordable rental markets of any county in this top-15 series and well below both the Texas state average and the national average. For investors focused on yield rather than appreciation, the Lower Rio Grande Valley offers one of the most favorable rent-to-price ratios in Texas.
Eight Courts, Five Precincts: File in the Right One
Cameron County operates 8 JP courts spread across 5 precincts, with most precincts having two or more courts and Precinct 5 operating three places from the Harlingen area. The geographic logic is straightforward: Precinct 1 serves the eastern corridor including Port Isabel, South Padre Island, and portions of Brownsville; Precincts 2 and portions of 3 cover Brownsville and San Benito; Precinct 4 serves Los Fresnos and the central county; and Precinct 5 spans Harlingen, La Feria, and the western corridor.
The rule shared with neighboring Hidalgo County applies in full here: filing an eviction in the wrong precinct requires dismissal and refiling, costing time and fees. Use the Cameron County precinct map at cameroncountytx.gov to verify your precinct from your property’s address before filing anything. This is a multi-court county spread across 906 square miles — the precinct boundaries are not always intuitive, and a Brownsville property in the eastern part of the city may be in Precinct 1 while one across town is in Precinct 2. Do not assume.
The SpaceX / Boca Chica Effect
Cameron County has a rental demand story developing in real time that has no parallel in the rest of this top-15 series: the SpaceX Starbase development at Boca Chica Beach on the eastern edge of Brownsville. SpaceX has operated its orbital launch facility at Boca Chica since approximately 2019 and has progressively expanded its workforce, infrastructure, and ambitions at the site. The construction of launch towers, production facilities, and support infrastructure has brought hundreds of engineers, technicians, and construction workers to the Brownsville area, many of whom require housing.
For landlords with properties in eastern Brownsville — particularly in zip codes closest to the SpaceX facility and to the UTRGV campus — this workforce represents a tenant pool with higher average incomes than the local baseline. SpaceX employees generally have verifiable employment with a major aerospace company, stable income, and the ability to pay rents that may be above the local average. The practical implication: properties near the Boca Chica corridor that can attract SpaceX-adjacent workers may be able to price above market while still offering value relative to what these workers earn. Screen for employment verification as carefully as you would for any other tenant, and understand that this workforce is also mobile — project transitions can mean tenant transitions.
Bilingual Operations Are the Standard Here
Cameron County is one of the most Spanish-dominant large counties in the United States. Over 93% of Brownsville’s population identifies as Hispanic or Latino, and a substantial majority of the tenant base communicates primarily in Spanish. As with neighboring Hidalgo County, this is not a niche consideration — it is the default operating reality for virtually every landlord in the county. Use bilingual English/Spanish lease forms, bilingual Notice to Vacate documents, and bilingual move-in/move-out checklists. The Cameron County JP courts provide Spanish-language eviction forms, and using them reduces friction in the event of a contested proceeding. A tenant who signed a lease they could not read is a dispute waiting to happen; a tenant who signed a bilingual lease has no good-faith basis for claiming they did not understand what they agreed to.
South Padre Island: A Market of Its Own
South Padre Island occupies a distinct corner of the Cameron County rental market. It is primarily a tourism-driven economy with significant seasonal short-term rental activity — Spring Break brings enormous numbers of visitors — and a smaller but stable year-round residential population. Year-round residential rental demand on the Island comes primarily from service industry workers, hospitality employees, and a small community of long-term residents who have chosen the waterfront lifestyle over mainland convenience. For landlords on the Island, flood zone status is a material consideration: much of South Padre Island is in a FEMA-designated Special Flood Hazard Area, which affects insurance costs, lender requirements, and tenant willingness to rent. Verify flood zone status before purchasing any investment property on the Island. The City of South Padre Island also has its own short-term rental regulations that should be verified before listing on any STR platform.
Security Deposits and the 30-Day Clock
Texas imposes no cap on security deposit amounts. At Cameron County’s rent levels of $823–$945/month for a one-bedroom, a standard one-month deposit represents a meaningful amount of money for both the landlord and the tenant. The 30-day return deadline starts the day the tenant surrenders possession. Send the itemized accounting by certified mail within that window, photograph every room at move-out, and know the distinction between normal wear and tear (not chargeable) and actual damage (chargeable). The triple-damages penalty for bad-faith withholding — $100 plus three times the withheld amount plus attorney’s fees — applies regardless of how modest the deposit amount appears.
This page is provided for general informational purposes only and does not constitute legal advice. Texas landlord-tenant law changed significantly on January 1, 2026. Eviction cases filed in the wrong precinct in Cameron County will be dismissed — verify your precinct at cameroncountytx.gov before filing. Short-term rental operators on South Padre Island should verify current city regulations at the City of South Padre Island before listing. Consult a licensed Texas attorney for specific guidance. Last updated: March 2026.
⚠️ Legal Disclaimer: This page is provided for general informational purposes only and does not constitute legal advice. Landlord-tenant law is subject to change. Major changes to Texas eviction law took effect January 1, 2026. Eviction cases filed in the wrong precinct in Cameron County will be dismissed — verify your precinct at cameroncountytx.gov before filing. Short-term rental operators on South Padre Island should verify current city regulations before listing. Properties on South Padre Island may be in FEMA Special Flood Hazard Areas — verify flood zone status before purchasing investment property. Consult a licensed Texas attorney for specific guidance. Last updated: March 2026.
