dynamic.RE
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An appreciation-lean market without the demand pressure to back it. The rent math runs thin.
What would change this read: a price correction (median already −4.1% YoY) or rent growth lifting rent-to-price toward 0.8%/mo would move this ZIP toward a cash-flow story. inventory, −11.6% YoY, is the number to watch.
The median listing price is down 4.1% YoY while the median home got down 1.2% bigger, so value per square foot is down 3.0%.
Min/max come from the active-listing pool; the median comes from Realtor's separate listing set — the two are not subsets of each other, so the median's position relative to the tiles above should not be read literally.
At the median, a $240K purchase rents for $1,179/mo: 0.49% of price per month against the 1% rule's 1.00%.
Not shown: 6 BR (sale only, no matching rent), 7 BR (sale only, no matching rent).
Sales here take about 16 days longer to go under contract than rentals (median across 3 property types).
Not shown: Apartment (rented here, not sold), Land (sold here, not rented), Townhouse (rented here, not sold).
U.S. Census ACS characteristics for ZIP 78201 itself, not its parent county.
Renters hold 51.4% of this ZIP's 16,374 occupied households, on a median household income of $47K.
| Measure | ZIP 78201 | Bexar County | Difference |
|---|---|---|---|
| Median Household Income | $47K | $72K | -$25K |
| Below Poverty Level | 23.8% | 14.6% | +9.2% |
| Median Age | 39.30 | 34.80 | +4.50 |
| Total Population | 41,981 | 2,067,341 | -- |
| Avg Household Size | 2.53 | 2.70 | -0.17 |
| Owner-Occupied | 48.6% | 58.8% | -10.2% |
| Worked From Home | 10.8% | 14.6% | -3.8% |
| Mean Commute | 22.70 | 25.70 | -3.00 |
Higher or lower is not itself good or bad — it describes the neighborhood, not the investment.
ZIP-level figures come from ZIP Code Tabulation Areas, which approximate but do not exactly match USPS ZIP codes. A missing value is suppressed or unavailable at this sample size, not zero. Estimates for 2019–2020 use the 2010 ZCTA boundaries and 2021–2024 the 2020 ones, so a step between those two years may be a boundary change rather than real movement.
County population is up 1.5% to 2,067,341: residents under 18 are up 0.4% and those 65 and over are up 3.3%.
County median household income is $72K, 14.6% of residents are below the poverty level, 14.6% work from home.