Real Estate Investing in Boerne, Texas (78006)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78006 (Boerne, 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 34.4 — hard to cash-flow at these prices.
What’s happening in Boerne, TX (78006)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 78006 Boerne
ZIP 78006 in Boerne, TX carries a healthy set of headwinds. Home values near $596K and rents of $1,444/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 78006 can be a a viable market for hunting ground — but the discount at $596K reflects genuine risk that outside investors often underestimate.
Turning to rents, 78006 offers a low basis, the region around Boerne has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 78006 ZIP's population of 42,200 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
Strategically, 78006 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Boerne:
Property Strategy for 78006
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $371,400 | $1,710 | 3.3% | +6.2% | $185,700 |
| 3BR | $500,299 | $2,250 | 3.2% | +6.9% | $166,766 |
| 4BR | $651,969 | $2,310 | 2.6% | +7.0% | $162,992 |
| 5BR | $909,760 | — | — | +7.4% | $181,952 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 78006 Compare?
| Metric | 78006 | Boerne | San Antonio-New Braunfels, TX | Texas |
|---|---|---|---|---|
| Home Value | $595,937 | $595,937 | N/A | $297,000 |
| 5-Year CAGR | 3.0% | 3.0% | N/A | 5.4% |
| Avg Rent | $1,444 | $1,444 | N/A | - |
| Cap Rate | 1.9% | 1.9% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78006 (Boerne, TX). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 78006 (Boerne, TX)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $595,937 |
| Monthly Rent | $1,444 |
| Price-to-Rent | 34.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 4.9% |
📈 Home Appreciation
| 1-Year | +0.7% ▲ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | +3.0% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 Rent Trends
| 1-Year | +1.4% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +3.0% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.9%). 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 78006
Population: 42,200
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
🎓 Schools in 78006
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
What is the average monthly rent in Boerne, TX?
Rent in Boerne, TX is around $1,444/mo. The resulting rent-to-value relationship with $596K pricing is reasonable for most investor models.
What is the best play in Boerne, TX?
Boerne, TX investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($596K prices, $1,444/mo rents) make it a reasonable choice.
How does Boerne, TX rate as a rental market?
Boerne, TX scores 2.0/5 for investability. Home values sit at $596K and rents near $1,444/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Are landlord laws favorable in Boerne, TX?
Rental owners in Boerne, TX deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What is the average home sale price in Boerne, TX?
Typical homes in Boerne, TX go for around $596K. The 5-year CAGR of 0.0% measured price movement.
You know 78006 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 78006 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 78006 ranks in San Antonio-New Braunfels, TX
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 78006 (Boerne)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 78006 (Boerne, TX).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.