ZIP 78209 vs ZIP 78231

78209 is one of 70 ZIP codes that lie mostly in Bexar County, TX.

Shaded by typical home value, it ranks 4 of the 38 nearby ZIPs shown.

11 school locations in 78209: 5 elementary, 3 middle, 3 high.

In alphabetical order: ALAMO HEIGHTS H S, ALAMO HEIGHTS J H, BEXAR CO J J A E P, CAMBRIDGE EL, and more on the ZIP page. Locations only — no ratings are shown here.

78231 is one of 70 ZIP codes that lie mostly in Bexar County, TX.

Shaded by typical home value, it ranks 9 of the 39 nearby ZIPs shown.

2 school locations in 78231: 2 elementary.

In alphabetical order: BLATTMAN EL, OAK MEADOW EL. Locations only — no ratings are shown here.

In January 2000 the typical home in 78209 was worth $190,401.

Values peaked at $477,132 in May 2024. The latest reading is −1.4% from that peak.

As of August 2026: $470,255, +0.7% over twelve months.

Start with the typical home: $470,255. Put 20% down and borrow $376,204 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $2,605 a month in principal and interest.

The median household here earns $84,180 a year, $7,015 a month. So the payment takes 37.1% of income — rated “severe” (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 2000.

Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in January 2000 (8.21%) the payment was $1,140.

In December 2020, with rates at 2.68%, it was $1,248.

By August 2026, at 6.67%, it was $2,419 — +94% since December 2020, while the home's value moved +22%.

Reported values rose +147% since January 2000.

General prices (CPI-U) rose +97% over the same span.

Divide one by the other: in August 2026 dollars, the 2000 home was worth $375,776. So the real change is +25%, not +147%.

78209: +147% since January 2000.

Bexar County: +143% since January 2000.

Texas: +160% since January 2000 — 78209 ran behind it by 13 points.

Against 1,763 Texas ZIP codes, 78209 sits at the 12th percentile for affordability (price vs local income).

59th for appreciation (recent value growth); 17th for rental yield (rent vs price).

Owning the typical home costs about $3,075 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,560 a month.

Price divided by a year's rent: 25.1. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

In January 2000 the typical home in 78231 was worth $183,520.

Values peaked at $458,835 in November 2024. The latest reading is −1.6% from that peak.

As of August 2026: $451,608, +0.6% over twelve months.

Start with the typical home: $451,608. Put 20% down and borrow $361,286 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $2,501 a month in principal and interest.

The median household here earns $103,538 a year, $8,628 a month. So the payment takes 29.0% 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 11.8% in 2000.

Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in January 2000 (8.21%) the payment was $1,099.

In December 2020, with rates at 2.68%, it was $1,127.

By August 2026, at 6.67%, it was $2,323 — +106% since December 2020, while the home's value moved +30%.

Reported values rose +146% since January 2000.

General prices (CPI-U) rose +97% over the same span.

Divide one by the other: in August 2026 dollars, the 2000 home was worth $362,196. So the real change is +25%, not +146%.

78231: +146% since January 2000.

Bexar County: +143% since January 2000.

Texas: +160% since January 2000 — 78231 ran behind it by 14 points.

Against 1,763 Texas ZIP codes, 78231 sits at the 28th percentile for affordability (price vs local income).

58th for appreciation (recent value growth); 11th for rental yield (rent vs price).

Owning the typical home costs about $2,953 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,286 a month.

Price divided by a year's rent: 29.3. 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 67 a month (Redfin, 3-month rolling data through August 2026). That is 79% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 307. That is 109% of the 2015–2019 level for the same months.

Going out — closed sales: about 49 a month. That is 72% of the 2015–2019 level for the same months. The drain is drawn 36% narrower: the share of homes for sale that sell each month is 64% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 6.3 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 18 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 49 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 59 — so sales ran at 83% of it, and below it in 24 of the last 24 months.

Across Bexar County, builders pulled permits for 6,333 new homes in 2025.

Of those, 72% 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 12 a month (Redfin, 3-month rolling data through August 2026).

On the shelf — homes for sale at the end of the period: 38.

Going out — closed sales: about 9 a month. The drain is drawn 33% narrower: the share of homes for sale that sell each month is 67% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 4.1 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 3 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 9 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 9 — so sales ran at 100% of it, and below it in 12 of the last 24 months.

Across Bexar County, builders pulled permits for 6,333 new homes in 2025.

Of those, 72% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

This ZIP sits in Bexar County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 11,866 moved in. Among the ten receiving the most, 13,897 moved out.

Net across those counties: −2,031 households. Beside it, homes for sale in this ZIP: 307 in June 2026.

Most arrivals came from Guadalupe, TX (1,894 households); most departures went to Comal, TX (2,513).

County assessor records list 3,563 properties with a market value here. Their average assessed market value is $491,790; the typical home value is $470,255.

The assessor average sits +4.6% from the market figure — an average against a typical value, so treat it as a check, not a verdict.

This ZIP sits in Bexar County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 11,866 moved in. Among the ten receiving the most, 13,897 moved out.

Net across those counties: −2,031 households. Beside it, homes for sale in this ZIP: 38 in June 2026.

Most arrivals came from Guadalupe, TX (1,894 households); most departures went to Comal, TX (2,513).

County assessor records list 1,662 properties with a market value here. Their average assessed market value is $397,300; the typical home value is $451,608.

The assessor average sits −12.0% from the market figure — an average against a typical value, so treat it as a check, not a verdict.