San Antonio-New Braunfels, TX · Blanco County, TX · 281 properties with county records
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Blanco 78606 is in Blanco County, TX, part of the San Antonio Metro. The typical home value in Blanco 78606 is $539,961 (Zillow Home Value Index, August 2026), down 3.0% from a year earlier. Homes that sold went under contract in a median 76 days, and 21% of listings took a price cut (Redfin Data Center, period ending Aug 31, 2026). On Lotvox's market-leverage reading of that data, with 8.6 months of supply, neither buyers nor sellers hold a clear edge. The Lotvox Turnover Index is not published for 78606 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Blanco County's 3 ZIPs with a Zillow value, the middle one is $602,134, so 78606 sits 10% below the county middle. Typical rent is $1,600 a month (Zillow Observed Rent Index, March 2026). Lotvox holds county assessor records for 281 properties in 78606.
Headline value data through August 2026. Each source below carries its own date.
Is 78606 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Aug 31, 2026, 78606 is a balanced market. Homes went under contract in a median 76 days with 8.6 months of supply.
What do homes in 78606 sell for?
The typical home value in 78606 is $539,961 (Zillow Home Value Index, August 2026), down 3.0% in a year. County records put the median at about $266 per square foot (computed Apr 21, 2026).
Who is likely to sell in 78606?
Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 78606 has not passed that test yet. When it does, the score appears here.
How does 78606 compare to Blanco County?
78606's typical value of $539,961 compares with a middle value of $602,134 across Blanco County's 3 ZIPs. Both are Zillow Home Value Index figures for August 2026.
Where does this 78606 data come from?
Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.
Cite as: Lotvox ZIP market record, 78606 Blanco, TX, data through August 2026, https://lotvox.com/san-antonio/zip/78606
Listings Flow Ladder — 78606
Faucet, basin and drain — new listings in, active inventory, closed sales out.as of Aug 31, 2026
the basin is fillingnet 4 listings/mo
Faucet — new listings
9/mo
165% of normal (6) · gushing· baseline thin
Basin — active listings
46
153% of normal (30) · high· baseline thin
Months of supply
8.6 mo
derived — not published at this grain
Drain — closed sales
5/mo
178% of normal (3)· baseline thin
Net — faucet minus drain
+4/mo
filling
Reading
current
as of 2026-08-31
Compare against:2015-01-01 to 2019-12-31 · 5 same-month points
How plugged is the drain? Two definitions, both ours, deliberately not reconciled.
23%Absorption vs its own normal— 1 - (closed sales / active listings) / same-month median of that ratio
0%Closed sales vs its own normal— 1 - closed sales per month / same-month median closed sales per month
Closed sales over 24 months — two different numbers, deliberately not merged.
4/mofall in the monthly rate (45%)— peak 10/mo (2024-09-30) to 5/mo now
0transactions that did not happen— summed monthly shortfall vs the same-month normal, over 0 months below it (vs 2015-19 (COVID excluded))
rate_drop_from_peak is a change in the monthly rate; cumulative_shortfall_vs_normal counts transactions not transacted. They are different quantities and are not interchangeable.
2026-08-31
Redfin market data (county + ZIP), via Lotvox. As of 2026-08-31. Normal = same-month median of monthly rates, minimum 3 same-month points. Source window 3 months (flows shown per month). months_of_supply is not published at this grain (0 non-null rows measured); derived here as active listings / closed sales per month. A fresher supply-only read (14 new, 102 active, 2026-09-01, Realtor.com inventory (county + ZIP), via Lotvox) is available but is NOT used in the net — that source publishes no closed sales, so subtracting across it would mix two vintages.
Should you buy here?
buyer-timing lens
38affordability /100
Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / seller
buyer-timing lens
Balanced Market
Needs 24.8% correction for affordability
Score Components
Payment Burden (25%)75
Valuation Gap (25%)10
Buy vs Rent (15%)100
Days on Market (5%)75
Balanced market in 78606. List price is roughly fair — focus on condition and value. Payment burden: 36.7% of median income. Median days on market: 84. Renting is approximately 141% cheaper than buying (price-to-rent ratio: 28.9).
Balanced market conditions. Prices roughly aligned with fundamentals — similar to stable periods in 2014-2015.
COOLINGBALANCED
Market is cooling with expanding inventory. Conditions are balanced between buyers and sellers. Prices down 3.0% YoY.
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in 384 · out 194 · Blanco County, TX (parent county of this ZIP)
active inventory
as of 2026-06-01 · IRS SOI county-to-county migration flows 2022-2023 + Redfin inventory history
Price bands
mix-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 Blanco.
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 78606.
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.
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 (96.1%) and Hays (3.9%). County metrics below are shown separately for each county.
Comal (96.1%)
Hays (3.9%)
ZIP 78606→2 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 Burden
39.9%
severe
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.4% · Zillow ZHVI · Census income · Updated 2026-10-08
Price-to-rent
28.1x
favors renting
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation18
+36.6%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
8.6 mo
buyer's market
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-08-31
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
4.3%
TX 4.1%US 4.4%
Near national averages
Source: BLS LAUS · 2026-0845d ago
Poverty Rate
7.1%
TX 13.8%US 12.6%
Lower than most U.S. counties
Median Household Income
$99,015
TX $78,036US $82,006
Higher than most U.S. counties
Cost of Living (RPP)
96.5
TX 96.5US 100.3
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
Tenure by age of householder (ACS B25007) is not published below county. Any ZIP figure here is DERIVED from the county's age-specific owner rates applied to this ZIP's own age structure — never read directly.
Derived — this ZIP
No ZIP figure — this ZIP spans 3 counties
NOT DERIVED: this ZIP spans more than one county. Tenure by age is not published below county, and no single county rate applies here. Weighting by area would produce a number, not a measurement - area is a poor proxy for where households are. Each county's own figure is shown instead.
