ZIP 78212 vs ZIP 78247

78212 is one of 70 ZIP codes that lie mostly in Bexar County, TX.

Shaded by typical home value, it ranks 10 of the 36 nearby ZIPs shown.

15 school locations in 78212: 3 elementary, 5 middle, 7 high.

In alphabetical order: ADVANCED LEARNING ACADEMY, AGNES COTTON ACADEMY, EDISON H S, GONZALES EARLY CHILDHOOD CAMPUS, and more on the ZIP page. Locations only — no ratings are shown here.

78247 is one of 70 ZIP codes that lie mostly in Bexar County, TX.

Shaded by typical home value, it ranks 17 of the 38 nearby ZIPs shown.

10 school locations in 78247: 6 elementary, 2 middle, 2 high.

In alphabetical order: DRISCOLL MIDDLE, FOX RUN EL, GREAT HEARTS NORTHERN OAKS, HARRIS MIDDLE, and more on the ZIP page. Locations only — no ratings are shown here.

In January 2000 the typical home in 78212 was worth $103,466.

Values peaked at $316,604 in July 2022. The latest reading is −10.9% from that peak.

As of August 2026: $281,984, −0.8% over twelve months.

Start with the typical home: $281,984. Put 20% down and borrow $225,587 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $1,562 a month in principal and interest.

The median household here earns $60,222 a year, $5,019 a month. So the payment takes 31.1% 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 11.4% 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 $620.

In December 2020, with rates at 2.68%, it was $870.

By August 2026, at 6.67%, it was $1,451 — +67% since December 2020, while the home's value moved +5%.

Reported values rose +173% 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 $204,201. So the real change is +38%, not +173%.

78212: +173% since January 2000.

Bexar County: +143% since January 2000.

Texas: +160% since January 2000 — 78212 ran ahead of it by 12 points.

Against 1,763 Texas ZIP codes, 78212 sits at the 22nd percentile for affordability (price vs local income).

48th for appreciation (recent value growth); 61st for rental yield (rent vs price).

Owning the typical home costs about $1,844 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,486 a month.

Price divided by a year's rent: 15.8. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

In January 2000 the typical home in 78247 was worth $109,165.

Values peaked at $295,946 in August 2022. The latest reading is −6.7% from that peak.

As of August 2026: $276,120, −1.4% over twelve months.

Start with the typical home: $276,120. Put 20% down and borrow $220,896 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $1,529 a month in principal and interest.

The median household here earns $89,184 a year, $7,432 a month. So the payment takes 20.6% 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 8.1% 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 $654.

In December 2020, with rates at 2.68%, it was $730.

By August 2026, at 6.67%, it was $1,421 — +95% since December 2020, while the home's value moved +22%.

Reported values rose +153% 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 $215,448. So the real change is +28%, not +153%.

78247: +153% since January 2000.

Bexar County: +143% since January 2000.

Texas: +160% since January 2000 — 78247 ran behind it by 7 points.

Against 1,763 Texas ZIP codes, 78247 sits at the 70th percentile for affordability (price vs local income).

35th for appreciation (recent value growth); 57th for rental yield (rent vs price).

Owning the typical home costs about $1,806 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,539 a month.

Price divided by a year's rent: 15.0. 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 30 a month (Redfin, 3-month rolling data through August 2026). That is 83% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 133.

Going out — closed sales: about 20 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 = 6.5 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 10 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 20 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 24 — so sales ran at 83% of it, and below it in 21 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 68 a month (Redfin, 3-month rolling data through August 2026). That is 64% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 223. That is 135% of the 2015–2019 level for the same months.

Going out — closed sales: about 50 a month. That is 56% of the 2015–2019 level for the same months. The drain is drawn 56% narrower: the share of homes for sale that sell each month is 44% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 4.5 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 50 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 78 — so sales ran at 64% 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).

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: 133 in June 2026.

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

County assessor records list 1,515 properties with a market value here. Their average assessed market value is $242,450; the typical home value is $281,984.

The assessor average sits −14.0% 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: 223 in June 2026.

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

County assessor records list 11,383 properties with a market value here. Their average assessed market value is $283,510; the typical home value is $276,120.

The assessor average sits +2.7% from the market figure — an average against a typical value, so treat it as a check, not a verdict.