ZIP 78249 vs ZIP 78216

78249 is one of 70 ZIP codes that lie mostly in Bexar County, TX.

Shaded by typical home value, it ranks 17 of the 37 nearby ZIPs shown.

12 school locations in 78249: 7 elementary, 2 middle, 3 high.

In alphabetical order: ALTERNATIVE EL, ANNE FRANK INSPIRE ACADEMY, BOONE EL, BRANDEIS H S, and more on the ZIP page. Locations only — no ratings are shown here.

78216 is one of 70 ZIP codes that lie mostly in Bexar County, TX.

Shaded by typical home value, it ranks 15 of the 39 nearby ZIPs shown.

11 school locations in 78216: 5 elementary, 4 middle, 2 high.

In alphabetical order: ALTER H S, ALTER MIDDLE, BASIS SAN ANTONIO- PRI NORTH CENTRAL CAMPUS, CHURCHILL H S, and more on the ZIP page. Locations only — no ratings are shown here.

In January 2000 the typical home in 78249 was worth $123,585.

Values peaked at $318,742 in September 2023. The latest reading is −5.5% from that peak.

As of August 2026: $301,369, −0.7% over twelve months.

Start with the typical home: $301,369. Put 20% down and borrow $241,095 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $1,669 a month in principal and interest.

The median household here earns $80,851 a year, $6,738 a month. So the payment takes 24.8% 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 10.2% 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 $740.

In December 2020, with rates at 2.68%, it was $785.

By August 2026, at 6.67%, it was $1,550 — +98% since December 2020, while the home's value moved +24%.

Reported values rose +144% 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 $243,908. So the real change is +24%, not +144%.

78249: +144% since January 2000.

Bexar County: +143% since January 2000.

Texas: +160% since January 2000 — 78249 ran behind it by 16 points.

Against 1,763 Texas ZIP codes, 78249 sits at the 46th percentile for affordability (price vs local income).

44th for appreciation (recent value growth); 43rd for rental yield (rent vs price).

Owning the typical home costs about $1,971 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,391 a month.

Price divided by a year's rent: 18.1. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

In January 2000 the typical home in 78216 was worth $117,205.

Values peaked at $308,781 in May 2024. The latest reading is −7.5% from that peak.

As of August 2026: $285,626, −2.7% over twelve months.

Start with the typical home: $285,626. Put 20% down and borrow $228,501 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $1,582 a month in principal and interest.

The median household here earns $55,488 a year, $4,624 a month. So the payment takes 34.2% 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 14.0% 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 $702.

In December 2020, with rates at 2.68%, it was $793.

By August 2026, at 6.67%, it was $1,469 — +85% since December 2020, while the home's value moved +17%.

Reported values rose +144% 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 $231,316. So the real change is +23%, not +144%.

78216: +144% since January 2000.

Bexar County: +143% since January 2000.

Texas: +160% since January 2000 — 78216 ran behind it by 17 points.

Against 1,763 Texas ZIP codes, 78216 sits at the 16th percentile for affordability (price vs local income).

24th for appreciation (recent value growth); 37th for rental yield (rent vs price).

Owning the typical home costs about $1,868 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,132 a month.

Price divided by a year's rent: 21.0. 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 58 a month (Redfin, 3-month rolling data through August 2026). That is 69% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 177. That is 113% of the 2015–2019 level for the same months.

Going out — closed sales: about 49 a month. That is 65% of the 2015–2019 level for the same months. The drain is drawn 44% narrower: the share of homes for sale that sell each month is 56% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 3.6 months of supply — below the 4–6 month range Lotvox treats as balanced. In the basin, that is the water level against the shaded balanced band.

The net reading: about 9 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 66 — so sales ran at 74% of it, and below it in 23 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 40 a month (Redfin, 3-month rolling data through August 2026). That is 89% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 148.

Going out — closed sales: about 24 a month. That is 60% of the 2015–2019 level for the same months. The drain is drawn 66% narrower: the share of homes for sale that sell each month is 34% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 6.1 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 15 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 24 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 34 — so sales ran at 71% 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: 177 in June 2026.

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

County assessor records list 10,594 properties with a market value here. Their average assessed market value is $307,349; the typical home value is $301,369.

The assessor average sits +2.0% 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: 148 in June 2026.

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

County assessor records list 3,588 properties with a market value here. Their average assessed market value is $310,000; the typical home value is $285,626.

The assessor average sits +8.5% from the market figure — an average against a typical value, so treat it as a check, not a verdict.