ZIP 76823 vs ZIP 76801

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.

76801 is one of 7 ZIP codes that lie mostly in Brown County, TX — 95% of its own area is in the county.

Shaded by typical home value, it ranks 6 of the 7 with a value.

8 school locations in 76801: 3 elementary, 2 middle, 3 high.

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

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.

In March 2009 the typical home in 76801 was worth $107,242.

Values peaked at $178,334 in September 2024. The latest reading is −2.8% from that peak.

As of August 2026: $173,320, −1.3% over twelve months.

Start with the typical home: $173,320. Put 20% down and borrow $138,656 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $960 a month in principal and interest.

The median household here earns $51,712 a year, $4,309 a month. So the payment takes 22.3% 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 13.8% in 2009.

Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in March 2009 (5.00%) the payment was $461.

In December 2020, with rates at 2.68%, it was $460.

By August 2026, at 6.67%, it was $892 — +94% since December 2020, while the home's value moved +22%.

Reported values rose +62% since March 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 $168,629. So the real change is +3%, not +62%.

76801: +62% since March 2009.

Brown County: +60% since March 2009.

Texas: +109% since March 2009 — 76801 ran behind it by 47 points.

Owning the typical home costs about $1,133 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,258 a month.

Price divided by a year's rent: 11.5. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

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).

Picture the Listings Flow Ladder as a basin: new listings pour in from the faucet, the homes for sale are the water, and closed sales run out the drain. Coming in — new listings: about 39 a month (Redfin, 3-month rolling data through August 2026). That is 101% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 156.

Going out — closed sales: about 26 a month. That is 76% of the 2015–2019 level for the same months. The drain is drawn 27% narrower: the share of homes for sale that sell each month is 73% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 6.0 months of supply — inside the 4–6 month balanced range. In the basin, that is the water level against the shaded balanced band.

The net reading: about 13 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 26 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 30 — so sales ran at 87% of it, and below it in 14 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: 9 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: 156 in June 2026.

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