78266

San Antonio-New Braunfels, TX · Comal County, TX · 4,301 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

57affordability /100

Buyer leverage is buyer advantage; weigh payment burden and the 3-lens valuation before bidding.

Payment burden

27.1%

affordable

Days on market

daily

Price cuts

28.7%

of active

Valuation

-37.1%

vs assessor

Look up an address

/100

Mixed

stable · buyer advantage · prices easing year-over-year.

Price trend

Affordability

Valuation

Economic health

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

Balanced Market

DOM: 108d (stable) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)25

Valuation Gap (25%)10

Supply & Demand (20%)100

Buy vs Rent (15%)50

Cancellation Rate (10%)100

Days on Market (5%)100

Balanced market in 78266. List price is roughly fair — focus on condition and value. Payment burden: 26.4% of median income. Median days on market: 108. Renting is approximately 62% cheaper than buying (price-to-rent ratio: 19.4).

Balanced market conditions. Prices roughly aligned with fundamentals — similar to stable periods in 2014-2015.

STABLEBUYER ADVANTAGE

Market is holding steady with balanced conditions. Buyers have strong negotiating leverage. Prices down 1.2% YoY.

Address lookup$99 report path

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<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/san-antonio/zip/78266?utm_source=embed&utm_medium=backlink"> 78266 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$578,733

▾ 1.2% YoY

Days on market

daily · zip_data

Median rent

$2,450

ZORI

Investor score

49/100

cash-flow lens

Active listings

90-day

Valuation3 lenses, different anchors

vs assessor

-37.1%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$364,250

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+36.6%

County-wide market — the widest, slowest signal.

Comal+36.6%

Bexar+55.2%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft$216

Price-to-income4.3×

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How 78266 ranks in TX

percentile vs all Texas ZIPs · n=1763

Market velocity65%

Supply tightness0%

Affordability31%

Investment yield37%

Appreciation39%

Affordability, supply & momentum

16SUPPLY

OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply23.7 mo

Days on Market56d

Inv vs History+8.1%

Listing Density34.7/1k

Affordability — payment burden

Monthly payment (P&I)$2,991

Payment burden27.1%

Median income · ZIP$132,470

Mortgage rate6.71% · 30yr

Total monthly own$3,569

Monthly rent$2,450

Market dynamics

Price cut %28.7%

Momentumstable

LeverageBUYER ADVANTAGE

Months of supply23.7

Sales (90d)0

Investment analysis

Median rent$2,450

Price-to-rent19.4

Est. cap rate3.3%

Buy vs rentneutral

Livability

Walk score2

Transit score—

Bike score—

Historical trends

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Price bandsmix-shift

Price Bands — the median behind the median

A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Comal.

Current tiers · 12 months to Invalid Datefloor 10 sales/tier

7 tiers had too few sales at every level and are left blank rather than estimated.

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	—	—	—	—	fewer than 10 sales at zip, county and metro level
$250k–$500k	—	—	—	—	fewer than 10 sales at zip, county and metro level
$500k–$750k	—	—	—	—	fewer than 10 sales at zip, county and metro level
$750k–$1M	—	—	—	—	fewer than 10 sales at zip, county and metro level
$1M–$1.5M	—	—	—	—	fewer than 10 sales at zip, county and metro level
$1.5M–$2M	—	—	—	—	fewer than 10 sales at zip, county and metro level
$2M+	—	—	—	—	fewer than 10 sales at zip, county and metro level

No mix-shift history for this area. no geography from this ZIP up to metro has 8+ quarters of 10+ recorded arms-length sales across at least 4 price tiers. Trends are drawn only from recorded transactions; the last-sale snapshot above cannot carry a time series, because a property that sold twice keeps only its latest sale — which drags the history upward through the tiers and would invent the very mix shift this section exists to test for.

National context — not local

NAR's aggregate existing-home median for the United States and the South census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 78266.

United States
South

Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.

Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.

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Comal County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

This ZIP code crosses county lines. Property data shows Comal (69%), Bexar (25.6%) and Bexar (5.2%). County metrics below are shown separately for each county.

Comal (69%)

Bexar (25.6%)

Bexar (5.2%)

ZIP 78266→3 counties

12-Month Direction

-15Moderate Deterioration

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

44· Weak

Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.

Payment Burden55

27.2%

affordable

Source: Lotvox · Updated 2026-05-15

Buy vs Rent0

2.041x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation18

+36.6%

overvalued

Source: Lotvox comps · Updated 2026-05-15

Supply/Demand36

7.2 mo

buyer

Source: Lotvox MLS · Updated 2026-05-15

Insurance Risk

45/100

moderate

Source: FEMA/NFIP · Updated 2026-04

County distress indicators

ECONOMIC INDICATORS

Economic indicators are mixed relative to comparable U.S. counties.

Unemployment Rate

Near national averages

Source: BLS LAUS · 2026-0667d ago

Poverty Rate

Lower than most U.S. counties

Median Household Income

Higher than most U.S. counties

Cost of Living (RPP)

Near national averages

Home Value (ZHVI)$435,104

County data: BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA · Coverage derived from property records · Counties with <2% coverage excluded as likely data errors