San Antonio-New Braunfels, TX · Texas
Comal County
ZIP 78070
174,552 residents1,697 permits TTM$99,015 median HHI6 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$398,800
ACS 5-Year
Cap rate proxy
4.3%
FMR × 0.65 ÷ Home Value
Rent-to-income
17.7%
HUD FMR ÷ ACS HHI
Net migration
+4.43%
IRS SOI
Permits (TTM)
1,697
Census BPS
Climate risk
92.7
FEMA NRI (0–100)
ZIP 78070
Median home value
$398,800
Gross yield
4.3%
Buy Box score
0.4
Section 8 gap
-1.4%
Affordability
P/I: 5.7R/I: 24.5%
Section 8 detail
SAFMR: $1,440Rent: $1,460Gap: -1.4%
ZIP code breakdown6 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Buy Box score ↓ | Section 8 gap |
|---|---|---|---|---|---|
| 78266 | $398,800 | $2,140 | 6.4% | 0.9 | 46.6% |
| 78163 | $398,800 | $1,620 | 4.9% | 0.8 | 11.0% |
| 78623 | $398,800 | $1,420 | 4.3% | 0.8 | -2.7% |
| 78133 | $398,800 | $1,360 | 4.1% | 0.8 | -6.8% |
| 78070 | $398,800 | $1,440 | 4.3% | 0.4 | -1.4% |
| 78132 | $398,800 | $1,660 | 5.0% | 0.4 | 13.7% |
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Demographics
Owner-occupied
76.9%
Census ACS
Vacancy rate
9.2%
Census ACS
Bachelor's degree +
42.2%
Census ACS
Rent burdened
45.8%
Census ACS (>30% income)
Median age
42.0
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026