ZIP 78266

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.

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.

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).

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.