Location: Medina 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 | $1,020 |
| 1 Bedroom | $1,020 |
| 2 Bedrooms | $1,340 |
| 3 Bedrooms | $1,740 |
| 4 Bedrooms | $1,900 |
| 5 Bedrooms | $2,204 |
| 6 Bedrooms | $2,468 |
| 7 Bedrooms | $2,665 |
| 8 Bedrooms | $2,798 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,340 | $265,645 | 0.5% | F |
| 3BR | $1,740 | $391,137 | 0.44% | F |
| 4BR | $1,900 | $578,059 | 0.33% | F |
U.S. Census Bureau data (2024)
The ZIP code 78009, located in Castroville, TX, stands out within Medina County due to its unique demographic and economic profile. With a population of 9,151 residents, it has a relatively low rental rate of 14.0%, indicating that most homeowners in the area prefer to own rather than rent. The median income for residents in this ZIP code is $103,125, which is significantly higher than the national average. Additionally, the median home value is $454,603, reflecting the high cost of living and property values in the region.
The voucher economics in ZIP 78009 are also noteworthy. The Fair Market Rent (FMR) for the zip code in fiscal year 2024 is set at $1,310, while the market rent, according to the Census American Community Survey, is $1,250. This means that landlords who accept Section 8 vouchers can expect slightly higher rents compared to the current market rates. However, the disparity between FMR and market rent is minimal, suggesting that landlords will not see a substantial increase in rental income solely from accepting Section 8 tenants.
The data signature for ZIP 78009 reads as stable. The high median income and median home value indicate a strong local economy and a community with significant financial resources. While the rental rate is low, the slight premium offered by FMR over market rates provides an incentive for landlords to consider Section 8 vouchers. Overall, the ZIP code presents a balanced environment where both homeownership and rental properties coexist without major disruptions, making it a reliable choice for small-portfolio investors looking for steady returns.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.