Real Estate Investing in Bergheim, Texas (78004)
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Should you buy in 78004 (Bergheim, TX)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High price-to-rent: Price-to-rent ratio 39.7 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Bergheim, TX (78004)?
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Market Analysis: 78004 Bergheim
ZIP 78004 inside Kendall County looks affordable on the surface — median value of $682K — but the discount exists for reasons that a careful buyer should understand before committing.
Looking more closely, the numbers look inviting — $682K purchase price, 0.0% nominal cap — the work to hit that pro forma in 78004 is substantial and deserves full respect.
Nearby ZIPs in Bergheim have seen price recovery that 78004 has not matched. Kendall County data supports the view that the spread is structural rather than temporary.
A significant renter share of 22% in 78004 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Bergheim:
Market Trends
Home Value History (with trend line)
📊 How Does 78004 Compare?
| Metric | 78004 | Bergheim | San Antonio-New Braunfels, TX | Texas |
|---|---|---|---|---|
| Home Value | $682,054 | $682,054 | N/A | $297,000 |
| 5-Year CAGR | 4.0% | 4.0% | N/A | 5.4% |
| Avg Rent | $1,431 | $1,431 | N/A | - |
| Cap Rate | 1.6% | 1.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78004 (Bergheim, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $682,054 |
| Monthly Rent | $1,431 |
| Price-to-Rent | 39.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.5% |
| Cap Rate | 1.6% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | +2.2% ▲ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.6%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 78004
Population: 541
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
Frequently Asked Questions
What strategy should investors use in Bergheim, TX?
For Bergheim, TX, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How landlord-friendly is Bergheim, TX?
Bergheim, TX falls under TX landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How strong is Bergheim, TX for real estate investors?
Yes - Bergheim, TX a 2.0/5 investability score. With $682K home prices against $1,431/mo monthly rent, the market delivers a reasonable entry point for new investors.
How viable is house hacking in Bergheim, TX?
House hacking works a challenging in Bergheim, TX. Rents of $1,431/mo against $682K acquisition make the strategy solid for owner-occupants.
Is vacancy a concern in Bergheim, TX?
Bergheim, TX sees elevated vacancy, which is reasonable relative to the broader TX rental market.
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