Housing market/Texas/ZIP 78596
ZIP 78596 Weslaco, Texas
McAllen-Edinburg-Mission, TX MSA · Texas. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 78596 · TX — sent to you.
ZIP 78596 · TX
ACS rent vs 2BR SAFMR
ZIP 78596 — Weslaco, TX HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 78596
- 1-unit detached8,81956.2%
- 1-unit attached3021.9%
- 2–4 units1,2778.1%
- 5–49 units1,3858.8%
- 50+ units2551.6%
- Mobile3,66223.3%
2–4 unit share 8.1% · 5–49 unit share 8.8% · combined 2–49 16.8%.
Units by bedrooms
Rent burden
- ACS median gross rent $917 (all bedrooms, occupied rentals).
- Median contract rent $701.
- Renters paying ≥30% of income 47.5%; ≥50% 30.9%.
- FY2027 2BR SAFMR $1,020 (1.112× ACS median gross rent).
Population
38,942 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: -40.9%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 6 projects, 788 units.
- HUD project-based assisted MF: 3 properties, 125 assisted units.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 570 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 78596 35.5% of occupied households are renters; vacancy is 23.3%; ACS median gross rent is $917; population changed -40.9% between the 2018 and 2023 ACS vintages; the housing stock includes 1,277 units in 2–4-unit structures and 1,385 units in 5–49-unit structures; 6 LIHTC projects totaling 788 units; FY2027 2BR SAFMR is $1,020 versus ACS median gross rent of $917. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
Texas research
ZIP 78596 is a Census / HUD profile for McAllen-Edinburg-Mission, TX. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 78596 — Weslaco, TX HUD Section 8 Payment Standards / SAFMR·Texas ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Texas research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 78596?
ZIP 78596 (McAllen-Edinburg-Mission, TX MSA) has 38,942 residents, 12,143 households, a renter share of 35.5%, median household income of $53,797, and ACS 2023 median gross rent of $917. Vacancy is 23.3%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 78596?
ACS counts 724 units in 2-unit buildings, 553 in 3–4 unit buildings, 431 in 5–9, 411 in 10–19, and 543 in 20–49. Combined 2–49 unit stock is 2,662 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 78596?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,020. See the full schedule and 90–110% payment-standard band on the ZIP 78596 — Weslaco, TX HUD Section 8 Payment Standards / SAFMR.
Does this Texas ZIP profile include Georgia listings?
No. ZIP 78596 is Census / HUD research for McAllen-Edinburg-Mission, TX MSA. Jeff Crowe CRE does not list Texas property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.