The story of this market
The typical home in ZIP 78609 sells for about $276,100, or $185 per square foot.
Prices are up +2.1% from a year ago, so sellers still have some momentum. Homes take about 92 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,450 a month.
ZIP 78609 — Buchanan Dam
The 78609 housing market remains stable, characterized by a high proportion of older residents and a significant share of seasonal housing. Market activity is slow but steady, with limited inventory and a reliance on the recreational appeal of Lake Buchanan to sustain property values. Current conditions reflect a quiet, mature market with minimal speculative pressure.
This ZIP is best suited for retirees, second-home buyers, and outdoor enthusiasts who prioritize lake access and a quiet, rural lifestyle over proximity to urban employment.
Median prices moved up 2.1% year over year.
Homes spend a median of 92 days on market with 8.4 months of supply — a slower-moving market.
12% of listings have cut prices · homes sell at 96.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.2% · poverty 9.8% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.7%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 78609, Llano County TX
The area is served by the Burnet Consolidated Independent School District, which generally maintains average performance ratings within the region.
The area faces moderate wildfire risk typical of the Texas Hill Country and is situated near Lake Buchanan, necessitating flood awareness for waterfront properties.
Economic momentum is driven primarily by tourism, lake-related recreation, and proximity to the growing Burnet and Marble Falls employment hubs.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Texas) — Senior (65+) and Disabled Homestead Exemption and School Tax Ceiling: Grants an additional mandatory $10,000 exemption from ISD appraised value (Taxable Value_ISD = Appraised Value - $100,000 - $10,000) and establishes an absolute statutory tax freeze (school tax ceiling): total ISD property taxes cannot exceed the dollar ceiling established in the… State (Texas) — General Residence Homestead Exemption and 10% Valuation Growth Cap: Imposes mandatory state-level valuation deductions and growth limitations on the qualifying homestead: (1) Mandates a $100,000 deduction from appraised value for independent school district (ISD) maintenance and operations/debt taxation: Taxable Value_ISD = Appraised Value - $100… State (Texas) — Ad Valorem Real Property Taxation and Assessment Ratio: Mandates ad valorem appraisal of all real property at 100% of fair market value as of January 1 each tax year (Assessment Ratio = 1.00).
Commuting is primarily car-dependent, with residents typically driving 45-60 minutes to reach major employment centers in the Austin metro area.
The area is a hub for outdoor recreation, featuring extensive access to Lake Buchanan for boating and fishing, nearby state parks, and local golf courses.
The rental market is characterized by a high share of seasonal or short-term vacation rentals due to lake proximity, with limited long-term inventory.
The local economy is anchored by tourism, hospitality, and small-scale retail, with many residents commuting to larger regional hubs for professional services.
Development is largely focused on residential infill and the maintenance of existing recreational infrastructure.
Parcels are subject to Burnet Consolidated ISD taxes and local emergency services district assessments.
Property insurance premiums are rising due to regional wildfire risk and the increasing cost of construction materials in the Texas Hill Country.
Data retrieved from US Census Bureau ZCTA-level tables.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Major reservoir offering boating, fishing, and camping.
Popular state park with hiking trails and swimming areas nearby.
Historic dam structure and local tourist attraction.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.