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Housing market/Texas/ZIP 78666

ACS 2023 · FY2027 SAFMR

ZIP 78666 San Marcos, Texas

San Antonio-New Braunfels, TX HUD Metro FMR Area · Texas. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
87,775
Households
33,836
Median HH income
$55,478
Renter share
61.6%
Median gross rent
$1,294
Vacancy
6.9%
Pop. change
+10.7%
2BR SAFMR
$1,410
SAFMR / rent
1.090×
2–49 unit stock
13,069
LIHTC proj / units
15 / 2,976
HUD assisted MF
2 / 100

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 78666 · TX — sent to you.

ZIP 78666 · TX

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ACS rent vs 2BR SAFMR

ZIP 78666 — San Marcos, TX HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,294
2BR SAFMR$1,410
90% floor$1,269
110% ceiling$1,551

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 78666

  • 1-unit detached14,01538.6%
  • 1-unit attached1,2783.5%
  • 2–4 units3,6069.9%
  • 5–49 units9,46326.0%
  • 50+ units5,06713.9%
  • Mobile2,9038.0%
TypeUnitsShare
1-unit detached14,01538.6%
1-unit attached1,2783.5%
2 units (duplex)1,2383.4%
3–4 units2,3686.5%
5–9 units2,4626.8%
10–19 units4,06311.2%
20–49 units2,9388.1%
50+ units5,06713.9%
Mobile2,9038.0%

2–4 unit share 9.9% · 5–49 unit share 26.0% · combined 2–49 35.9%.

Units by bedrooms

Studio
1,101
1BR
5,779
2BR
10,629
3BR
13,353
4BR
5,018
5+
474

Rent burden

Rent ≥30% of income58.6%
Rent ≥50% of income33.3%
  • ACS median gross rent $1,294 (all bedrooms, occupied rentals).
  • Median contract rent $1,134.
  • Renters paying ≥30% of income 58.6%; ≥50% 33.3%.
  • FY2027 2BR SAFMR $1,410 (1.090× ACS median gross rent).

Population

87,775 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +10.7%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 15 projects, 2,976 units.
  • HUD project-based assisted MF: 2 properties, 100 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 411 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 78666 61.6% of occupied households are renters; vacancy is 6.9%; ACS median gross rent is $1,294; population increased +10.7% between the 2018 and 2023 ACS vintages; the housing stock includes 3,606 units in 2–4-unit structures and 9,463 units in 5–49-unit structures; 15 LIHTC projects totaling 2,976 units; FY2027 2BR SAFMR is $1,410 versus ACS median gross rent of $1,294. 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 78666 is a Census / HUD profile for San Antonio-New Braunfels, TX. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 78666 — San Marcos, TX HUD Section 8 Payment Standards / SAFMR·Texas ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
78054San Antonio-New Braunfels, TX HUD Metro FMR Area——$1,43078101San Antonio-New Braunfels, TX HUD Metro FMR Area8.3%$887$1,03078108San Antonio-New Braunfels, TX HUD Metro FMR Area15.2%$2,052$2,16078109San Antonio-New Braunfels, TX HUD Metro FMR Area25.1%$1,645$1,78078112San Antonio-New Braunfels, TX HUD Metro FMR Area10.8%$1,271$1,39078115San Antonio-New Braunfels, TX HUD Metro FMR Area——$1,58078121San Antonio-New Braunfels, TX HUD Metro FMR Area10.7%$1,086$1,28078123San Antonio-New Braunfels, TX HUD Metro FMR Area11.5%—$1,36078124San Antonio-New Braunfels, TX HUD Metro FMR Area14.8%$1,326$1,40078130San Antonio-New Braunfels, TX HUD Metro FMR Area34.1%$1,525$1,68078131San Antonio-New Braunfels, TX HUD Metro FMR Area——$1,65078132San Antonio-New Braunfels, TX HUD Metro FMR Area13.3%$1,531$1,720

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 78666?

ZIP 78666 (San Antonio-New Braunfels, TX HUD Metro FMR Area) has 87,775 residents, 33,836 households, a renter share of 61.6%, median household income of $55,478, and ACS 2023 median gross rent of $1,294. Vacancy is 6.9%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 78666?

ACS counts 1,238 units in 2-unit buildings, 2,368 in 3–4 unit buildings, 2,462 in 5–9, 4,063 in 10–19, and 2,938 in 20–49. Combined 2–49 unit stock is 13,069 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 78666?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,410. See the full schedule and 90–110% payment-standard band on the ZIP 78666 — San Marcos, TX HUD Section 8 Payment Standards / SAFMR.

Does this Texas ZIP profile include Georgia listings?

No. ZIP 78666 is Census / HUD research for San Antonio-New Braunfels, TX HUD Metro FMR Area. 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.