Location: Atascosa County, TX | Metro: San Antonio-New Braunfels, TX HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,030 |
| 1 Bedroom | $1,120 |
| 2 Bedrooms | $1,350 |
| 3 Bedrooms | $1,750 |
| 4 Bedrooms | $2,030 |
| 5 Bedrooms | $2,355 |
| 6 Bedrooms | $2,638 |
| 7 Bedrooms | $2,849 |
| 8 Bedrooms | $2,991 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,750 | $338,540 | 0.52% | F |
| 4BR | $2,030 | $397,666 | 0.51% | F |
U.S. Census Bureau data (2024)
The real estate landscape in ZIP code 78002 is poised for stability over the next 12-24 months, anchored by a median home value of $289,185. This figure suggests that the area is well-established, with a solid foundation for property values. The fact that only 0.2% of listings have been reduced indicates a seller's market where there is little need for price adjustments due to inventory overhang. Landlords and small-portfolio investors should note that the median days on market (DOM) being listed as N/A might imply either an exceptionally quick sale process or an underreported metric, both of which suggest strong demand for properties in this area.
The rental market in ZIP 78002 also presents a favorable scenario. The Fair Market Rent (FMR) set at $1,240 for fiscal year 2024 contrasts with the current market average of $1,202 according to Census ACS data. This upward trend in FMR signals a potential increase in rental income for landlords, assuming they can adjust their rents accordingly without losing tenants to competitors.
For long-term hold investors, the setup implies a cautious approach to appreciation expectations. While the median home value and rental dynamics indicate a robust local economy and demand, the lack of significant DOM data and minimal listing reductions suggest a market that is finely balanced. Appreciation will likely be moderate, driven by broader economic factors such as employment growth and inflation rather than speculative bubbles or rapid gentrification. Investors should focus on steady cash flows from rentals rather than aggressive capital gains.
To summarize, ZIP 78002 offers a stable environment for real estate investments, with a slight edge towards pricing power for sellers and landlords. The current metrics support a conservative yet optimistic outlook for maintaining and slightly growing asset values through a combination of rental income and gradual appreciation.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.