ZIP 78070 vs ZIP 78132

78070 is one of 6 ZIP codes that lie mostly in Comal County, TX — 82% of its own area is in the county.

Shaded by typical home value, it ranks 2 of the 6 with a value.

7 school locations in 78070: 3 elementary, 2 middle, 2 high.

In alphabetical order: ARLON R SEAY EL, BILL BROWN EL, HILL COUNTRY COLLEGE PREP H S, REBECCA CREEK EL, and more on the ZIP page. Locations only — no ratings are shown here.

78132 is one of 6 ZIP codes that lie mostly in Comal County, TX — 99% of its own area is in the county.

Shaded by typical home value, it ranks 3 of the 6 with a value.

6 school locations in 78132: 3 elementary, 3 middle.

In alphabetical order: DANVILLE MIDDLE, HOFFMANN LANE EL, MORNINGSIDE EL, MT VALLEY MIDDLE, and more on the ZIP page. Locations only — no ratings are shown here.

In January 2009 the typical home in 78070 was worth $257,484.

Values peaked at $591,065 in July 2022. The latest reading is −3.0% from that peak.

As of August 2026: $573,144, −0.1% over twelve months.

Start with the typical home: $573,144. Put 20% down and borrow $458,515 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $3,175 a month in principal and interest.

The median household here earns $115,076 a year, $9,590 a month. So the payment takes 33.1% of income — rated “stretched” (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 14.9% in 2009.

Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in January 2009 (5.05%) the payment was $1,112.

In December 2020, with rates at 2.68%, it was $1,374.

By August 2026, at 6.67%, it was $2,949 — +115% since December 2020, while the home's value moved +35%.

Reported values rose +123% since January 2009.

General prices (CPI-U) rose +58% over the same span.

Divide one by the other: in August 2026 dollars, the 2009 home was worth $405,946. So the real change is +41%, not +123%.

78070: +123% since January 2009.

Comal County: +95% since January 2009.

Texas: +108% since January 2009 — 78070 ran ahead of it by 15 points.

Against 1,763 Texas ZIP codes, 78070 sits at the 18th percentile for affordability (price vs local income).

50th for appreciation (recent value growth); 9th for rental yield (rent vs price).

Owning the typical home costs about $3,748 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,732 a month.

Price divided by a year's rent: 27.6. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

In January 2009 the typical home in 78132 was worth $285,935.

Values peaked at $614,215 in July 2022. The latest reading is −9.6% from that peak.

As of August 2026: $555,513, −1.8% over twelve months.

Start with the typical home: $555,513. Put 20% down and borrow $444,410 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $3,077 a month in principal and interest.

The median household here earns $126,934 a year, $10,578 a month. So the payment takes 29.1% of income — rated “stretched” (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 15.0% in 2009.

Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in January 2009 (5.05%) the payment was $1,235.

In December 2020, with rates at 2.68%, it was $1,406.

By August 2026, at 6.67%, it was $2,858 — +103% since December 2020, while the home's value moved +28%.

Reported values rose +94% since January 2009.

General prices (CPI-U) rose +58% over the same span.

Divide one by the other: in August 2026 dollars, the 2009 home was worth $450,802. So the real change is +23%, not +94%.

78132: +94% since January 2009.

Comal County: +95% since January 2009.

Texas: +108% since January 2009 — 78132 ran behind it by 14 points.

Against 1,763 Texas ZIP codes, 78132 sits at the 28th percentile for affordability (price vs local income).

28th for appreciation (recent value growth); 9th for rental yield (rent vs price).

Owning the typical home costs about $3,633 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,602 a month.

Price divided by a year's rent: 28.9. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

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 50 a month (Redfin, 3-month rolling data through August 2026). That is 126% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 253.

Going out — closed sales: about 33 a month. That is 102% of the 2015–2019 level for the same months. The drain is drawn 49% narrower: the share of homes for sale that sell each month is 51% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 7.6 months of supply — above the 4–6 month balanced range. In the basin, that is the water level against the shaded balanced band.

The net reading: about 16 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 33 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 25 — so sales ran at 132% of it, and below it in 8 of the last 24 months.

Across Comal County, builders pulled permits for 1,726 new homes in 2025.

Of those, 100% 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 105 a month (Redfin, 3-month rolling data through August 2026). That is 123% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 446. That is 134% of the 2015–2019 level for the same months.

Going out — closed sales: about 93 a month. That is 126% of the 2015–2019 level for the same months. The drain is drawn 6% narrower: the share of homes for sale that sell each month is 94% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 4.8 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 12 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 93 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 63 — so sales ran at 148% of it, and below it in 4 of the last 24 months.

Across Comal County, builders pulled permits for 1,726 new homes in 2025.

Of those, 100% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

This ZIP sits in Comal County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 5,804 moved in. Among the ten receiving the most, 4,104 moved out.

Net across those counties: +1,700 households. Beside it, homes for sale in this ZIP: 253 in June 2026.

Most arrivals came from Bexar, TX (2,513 households); most departures went to Bexar, TX (1,461).

This ZIP sits in Comal County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 5,804 moved in. Among the ten receiving the most, 4,104 moved out.

Net across those counties: +1,700 households. Beside it, homes for sale in this ZIP: 446 in June 2026.

Most arrivals came from Bexar, TX (2,513 households); most departures went to Bexar, TX (1,461).