ZIP 78266 vs ZIP 78070

78266 is one of 6 ZIP codes that lie mostly in Comal County, TX — 80% of its own area is in the county.

Shaded by typical home value, it ranks 1 of the 6 with a value.

3 school locations in 78266: 1 elementary, 2 high.

In alphabetical order: DAVENPORT H S, GARDEN RIDGE EL, VETERANS MEMORIAL H S. Locations only — no ratings are shown here.

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.

In January 2009 the typical home in 78266 was worth $307,298.

Values peaked at $597,253 in June 2024. The latest reading is −3.9% from that peak.

As of August 2026: $573,973, −0.9% over twelve months.

Start with the typical home: $573,973. Put 20% down and borrow $459,178 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $3,179 a month in principal and interest.

The median household here earns $132,470 a year, $11,039 a month. So the payment takes 28.8% 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 15.4% 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 $1,327.

In December 2020, with rates at 2.68%, it was $1,416.

By August 2026, at 6.67%, it was $2,953 — +108% since December 2020, while the home's value moved +31%.

Reported values rose +87% 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 $484,482. So the real change is +18%, not +87%.

78266: +87% since January 2009.

Comal County: +95% since January 2009.

Texas: +108% since January 2009 — 78266 ran behind it by 21 points.

Against 1,763 Texas ZIP codes, 78266 sits at the 31st percentile for affordability (price vs local income).

40th for appreciation (recent value growth); 37th for rental yield (rent vs price).

Owning the typical home costs about $3,753 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,450 a month.

Price divided by a year's rent: 19.5. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

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.

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 24 a month (Redfin, 3-month rolling data through August 2026).

On the shelf — homes for sale at the end of the period: 81.

Going out — closed sales: about 28 a month.

The ladder: homes for sale ÷ monthly sales = 2.9 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 5 more homes sold than came on each month, so inventory is shrinking. The basin is draining.

Homes sold: about 28 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 11 — so sales ran at 255% 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 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).

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: 81 in June 2026.

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

County assessor records list 917 properties with a market value here. Their average assessed market value is $364,250; the typical home value is $573,973.

The assessor average sits −36.5% from the market figure — an average against a typical value, so treat it as a check, not a verdict.

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).