ZIP 76802 vs ZIP 76823

76802 is one of 7 ZIP codes that lie mostly in Brown County, TX.

Shaded by typical home value, it ranks 4 of the 7 with a value.

5 school locations in 76802: 2 elementary, 1 middle, 2 high.

In alphabetical order: EARLY EL, EARLY H S, EARLY MIDDLE, EARLY PRI, and more on the ZIP page. Locations only — no ratings are shown here.

76823 is one of 7 ZIP codes that lie mostly in Brown County, TX — 87% of its own area is in the county.

Shaded by typical home value, it ranks 5 of the 7 with a value.

3 school locations in 76823: 1 elementary, 1 middle, 1 high.

In alphabetical order: BANGS H S, BANGS MIDDLE, J B STEPHENS EL. Locations only — no ratings are shown here.

In February 2009 the typical home in 76802 was worth $133,730.

Values peaked at $254,456 in June 2025. The latest reading is −0.4% from that peak.

As of August 2026: $253,459, +0.3% over twelve months.

Start with the typical home: $253,459. Put 20% down and borrow $202,767 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $1,404 a month in principal and interest.

The median household here earns $78,000 a year, $6,500 a month. So the payment takes 21.6% of income — rated “affordable” (Lotvox ZIP bands: under 28% affordable · 28–36% stretched · 36%+ severe).

The line holds today's rate fixed and moves only the price: at that rate, the same share was 11.4% in 2009.

Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in February 2009 (5.13%) the payment was $583.

In December 2020, with rates at 2.68%, it was $617.

By August 2026, at 6.67%, it was $1,304 — +111% since December 2020, while the home's value moved +33%.

Reported values rose +90% since February 2009.

General prices (CPI-U) rose +57% over the same span.

Divide one by the other: in August 2026 dollars, the 2009 home was worth $210,072. So the real change is +21%, not +90%.

76802: +90% since February 2009.

Brown County: +60% since February 2009.

Texas: +109% since February 2009 — 76802 ran behind it by 19 points.

Owning the typical home costs about $1,657 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,125 a month.

Price divided by a year's rent: 18.8. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

In April 2009 the typical home in 76823 was worth $98,036.

Values peaked at $190,814 in March 2025. The latest reading is −6.3% from that peak.

As of August 2026: $178,853, −0.5% over twelve months.

Start with the typical home: $178,853. Put 20% down and borrow $143,082 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $991 a month in principal and interest.

The median household here earns $56,853 a year, $4,738 a month. So the payment takes 20.9% of income — rated “affordable” (Lotvox ZIP bands: under 28% affordable · 28–36% stretched · 36%+ severe).

The line holds today's rate fixed and moves only the price: at that rate, the same share was 11.5% in 2009.

Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in April 2009 (4.81%) the payment was $412.

In December 2020, with rates at 2.68%, it was $456.

By August 2026, at 6.67%, it was $920 — +102% since December 2020, while the home's value moved +27%.

Reported values rose +82% since April 2009.

General prices (CPI-U) rose +57% over the same span.

Divide one by the other: in August 2026 dollars, the 2009 home was worth $153,998. So the real change is +16%, not +82%.

76823: +82% since April 2009.

Brown County: +61% since April 2009.

Texas: +109% since April 2009 — 76823 ran behind it by 26 points.

Owning the typical home costs about $1,170 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $762 a month.

Price divided by a year's rent: 19.6. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

Homes sold: about 6 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 6 — so sales ran at 100% of it, and below it in 19 of the last 24 months.

Across Brown County, builders pulled permits for 205 new homes in 2025.

Of those, 75% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

Homes sold: about 3 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 3 — so sales ran at 100% of it, and below it in 2 of the last 24 months.

Across Brown County, builders pulled permits for 205 new homes in 2025.

Of those, 75% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

This ZIP sits in Brown County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 326 moved in. Among the ten receiving the most, 224 moved out.

Net across those counties: +102 households. Beside it, homes for sale in this ZIP: 23 in June 2026.

Most arrivals came from Taylor, TX (48 households); most departures went to Taylor, TX (46).

This ZIP sits in Brown County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 326 moved in. Among the ten receiving the most, 224 moved out.

Net across those counties: +102 households. Beside it, homes for sale in this ZIP: 9 in June 2026.

Most arrivals came from Taylor, TX (48 households); most departures went to Taylor, TX (46).