ZIP 78163 vs ZIP 78133

78163 is one of 6 ZIP codes that lie mostly in Comal County, TX.

Shaded by typical home value, it ranks 5 of the 6 with a value.

3 school locations in 78163: 2 elementary, 1 high.

In alphabetical order: JOHNSON RANCH EL, RAHE BULVERDE EL, SJRC TEXAS. Locations only — no ratings are shown here.

78133 is one of 6 ZIP codes that lie mostly in Comal County, TX.

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

3 school locations in 78133: 2 elementary, 1 high.

In alphabetical order: MT VALLEY EL, STARTZVILLE EL, TRINITY CHARTER SCHOOLS - CANYON LAKE CAMPUS. Locations only — no ratings are shown here.

In January 2009 the typical home in 78163 was worth $248,006.

Values peaked at $505,372 in July 2022. The latest reading is −7.5% from that peak.

As of August 2026: $467,489, +0.7% over twelve months.

Start with the typical home: $467,489. Put 20% down and borrow $373,991 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $2,589 a month in principal and interest.

The median household here earns $133,681 a year, $11,140 a month. So the payment takes 23.2% 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 12.3% 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 $1,071.

In December 2020, with rates at 2.68%, it was $1,231.

By August 2026, at 6.67%, it was $2,405 — +95% since December 2020, while the home's value moved +23%.

Reported values rose +88% 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 $391,003. So the real change is +20%, not +88%.

78163: +89% since January 2009.

Comal County: +95% since January 2009.

Texas: +108% since January 2009 — 78163 ran behind it by 20 points.

Against 1,763 Texas ZIP codes, 78163 sits at the 58th percentile for affordability (price vs local income).

59th for appreciation (recent value growth); 53rd for rental yield (rent vs price).

Owning the typical home costs about $3,057 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,279 a month.

Price divided by a year's rent: 17.1. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

In January 2009 the typical home in 78133 was worth $180,131.

Values peaked at $439,214 in July 2022. The latest reading is −13.8% from that peak.

As of August 2026: $378,650, −2.4% over twelve months.

Start with the typical home: $378,650. Put 20% down and borrow $302,920 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $2,097 a month in principal and interest.

The median household here earns $80,777 a year, $6,731 a month. So the payment takes 31.2% 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 14.8% 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 $778.

In December 2020, with rates at 2.68%, it was $982.

By August 2026, at 6.67%, it was $1,948 — +98% since December 2020, while the home's value moved +25%.

Reported values rose +110% 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 $283,992. So the real change is +33%, not +110%.

78133: +110% since January 2009.

Comal County: +95% since January 2009.

Texas: +108% since January 2009 — 78133 ran ahead of it by 2 points.

Against 1,763 Texas ZIP codes, 78133 sits at the 22nd percentile for affordability (price vs local income).

26th for appreciation (recent value growth); 40th for rental yield (rent vs price).

Owning the typical home costs about $2,476 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,802 a month.

Price divided by a year's rent: 17.5. 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 58 a month (Redfin, 3-month rolling data through August 2026). That is 216% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 215.

Going out — closed sales: about 41 a month. The drain is drawn 26% narrower: the share of homes for sale that sell each month is 74% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 5.3 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 18 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 41 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 21 — so sales ran at 195% of it, and below it in 0 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 67 a month (Redfin, 3-month rolling data through August 2026). That is 127% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 397. That is 219% of the 2015–2019 level for the same months.

Going out — closed sales: about 42 a month. That is 90% of the 2015–2019 level for the same months. The drain is drawn 59% narrower: the share of homes for sale that sell each month is 41% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 9.4 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 25 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 42 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 42 — so sales ran at 100% of it, and below it in 20 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: 215 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: 397 in June 2026.

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