Location: Medina County, TX | Metro: San Antonio-New Braunfels, TX HUD Metro FMR Area
| Unit Size | Monthly FMR |
|---|---|
| Studio | $910 |
| 1 Bedroom | $1,050 |
| 2 Bedrooms | $1,190 |
| 3 Bedrooms | $1,560 |
| 4 Bedrooms | $1,610 |
| 5 Bedrooms | $1,868 |
| 6 Bedrooms | $2,092 |
| 7 Bedrooms | $2,259 |
| 8 Bedrooms | $2,372 |
U.S. Census Bureau data (2024)
The analysis of ZIP code 78052 in Medina County, TX, reveals critical insights for landlords and small-portfolio investors. First, regarding the rent math, the Federal Market Rent (FMR) for the area is set at $1140 for fiscal year 2024. This figure is lower than the market rent, which stands at $1,214 according to Census ACS data. This indicates that landlords receiving Section 8 vouchers may find themselves short of market rates by $74 per month.
Second, the acquisition cost for homes in this ZIP code is centered around a median home value of $289,189. However, the lack of data on days-on-market (DOM) and the low percentage of homes needing price cuts (0.2%) suggest a stable housing market. This stability implies that acquiring properties might be challenging due to the high median value but is likely to be a secure investment.
Third, tenant demand in ZIP 78052 can be gauged by its population and the proportion of renters. With a total population of 6,389 and a renter share of 12.5%, there is a moderate demand for rental properties. This translates to approximately 799 potential renters in the area, providing a reasonable pool for Section 8 tenants.
In conclusion, while the rent math slightly favors market rates over the FMR, making it less profitable for landlords relying solely on Section 8 vouchers, the stability of the housing market and the presence of a moderate tenant demand indicate that ZIP 78052 remains a viable investment area. Landlords should consider supplementing their income sources or targeting a mix of market-rate and subsidized tenants to optimize profitability. The high median home value suggests that acquisitions will require significant capital, but the low need for price adjustments signals a robust local real estate market.
Data Sources: FMR data from HUD (2027). 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.