San Antonio-New Braunfels, TX · Texas
Comal County
ZIP 78163
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 78163
Median home value
$460,916
Gross yield
4.2%
Cap rate
6.0%
Rent gap
-42.4%
Affordability
P/I: 4.7R/I: 27.9%
Section 8 detail
SAFMR: $1,620Rent: $1,460Gap: 11.0%
ZIP code breakdown6 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 78133 | $375,368 | $1,360 | 4.3% | 5.3% | -22.0% |
| 78266 | $563,838 | $2,140 | 4.6% | 3.1% | 31.8% |
| 78163 | $460,916 | $1,620 | 4.2% | 6.0% | -42.4% |
| 78623 | $477,185 | $1,420 | 3.6% | 3.7% | -2.8% |
| 78132 | $553,742 | $1,660 | 3.6% | 3.2% | 10.1% |
Ranked by composite score
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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