The story of this market
The typical home in ZIP 78623 sells for about $564,200, or $250 per square foot.
Prices are up +2.1% from a year ago, so sellers still have some momentum. Homes take about 95 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,278 a month.
ZIP 78623 — Fischer
The 78623 market is characterized by high price-to-rent ratios and significant inventory, reflecting a cooling trend in rural luxury and vacation-home demand. High vacancy rates and long days on market suggest a cautious environment for investors, while owner-occupants remain the primary market drivers.
This ZIP is best suited for retirees or remote workers seeking rural Hill Country living, as it lacks the density and transit infrastructure required by traditional commuters or urban-focused renters.
Median prices moved up 2.1% year over year.
Homes spend a median of 95 days on market with 11.2 months of supply — a slower-moving market.
18% 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 3.2% · poverty 5.8% — 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 6.2%/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 6.1%/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 78623, Comal County TX
Crime data for the rural Fischer area is not determinable at the ZIP level, though it generally reflects the low-density, unincorporated nature of Comal County.
Schools serving this area are primarily part of the Comal Independent School District, which maintains a generally positive reputation in the region.
The area faces significant wildfire risks common to the Texas Hill Country and is subject to localized flash flooding near the Blanco River.
Growth is driven by residential expansion and proximity to the New Braunfels and San Marcos employment corridors, though infrastructure remains limited by the rural geography.
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).
Commutes are long and car-dependent, typically requiring 30-45 minutes to reach major employment hubs in New Braunfels or San Marcos.
The area is defined by its proximity to the Blanco River, Canyon Lake, and various Hill Country outdoor activities, with limited immediate commercial shopping.
The rental market is thin with high vacancy pressure; short-term rentals are prevalent due to the area's proximity to Hill Country tourist attractions.
The local economy is largely driven by tourism, agriculture, and service-sector employment in nearby New Braunfels.
Transportation is entirely reliant on private vehicles via FM 484 and other rural state roads; no public transit exists.
Development is constrained by rural zoning and limited utility infrastructure, focusing on low-density residential growth.
The Comal Central Appraisal District manages assessments, which have seen significant upward pressure due to regional market appreciation.
Parcels are subject to Comal ISD taxes and various emergency services district levies.
Property insurance premiums are rising due to increased wildfire and storm risk exposure in the Hill Country.
Texas continues to see strong net domestic migration, with Comal County being a primary beneficiary of regional growth.
Texas is a non-judicial foreclosure state with relatively fast timelines for lender recovery.
Sellers must provide a standard Texas Real Estate Commission (TREC) property disclosure notice.
Data retrieved from Census Bureau ZCTA-level tables and Comal County profiles.
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.
- Schlitterbahn Waterpark New Braunfels4.318.2 mi
- Camp Fimfo Texas Hill Country4.48.2 mi
- Texas Tubes4.618.5 mi
- Santa's Ranch Drive Thru Christmas Light Park4.617 mi
- Wonder World Cave & Adventure Park4.617.4 mi
- Camp Fimfo Texas Hill Country4.48.2 mi
- Gruene Hall4.717.1 mi
- Screaming Goat Yard & Tap - Spring Branch4.514.2 mi
- Trattoria Lisina4.716.4 mi
- Strahan Arena4.518.6 mi
- Cliff Carver Alpine Coaster4.68.2 mi
- Jacob's Well Natural Area4.48.4 mi
- Comal Park4.26.7 mi
- Cypress Falls Swimming Hole4.58.1 mi
- Wimberley Market Day4.68.1 mi
- Natural Bridge Caverns4.719.6 mi
- Devil's Backbone Tavern4.75.1 mi
- McKenna Children's Museum4.819.2 mi
- 7A Ranch4.57.6 mi
- Landa Falls4.518.5 mi
- Blue Hole Regional Park4.69 mi
- Old Baldy Park4.77.7 mi
- Jacob's Well Natural Area4.48.4 mi
- Comal Park4.26.7 mi
- Jumbo Evans Sports Park B field4.311.8 mi
- Canyon Lake Marina4.64 mi
- Cranes Mill Marina4.86 mi
- Vaaler Creek Golf Club4.510.6 mi
- Double J Ranch Golf Club3.98.4 mi
- The Club at Rebecca Creek4.18.7 mi
- Brookshire Brothers4.43.2 mi
- Wimberley Market Day4.68.1 mi
- Brookshire Brothers4.38.4 mi
- Dollar General4.110.7 mi
- DG Market3.98.4 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
Provides recreational access for swimming and fishing.
Major regional reservoir offering boating and water sports nearby.
Key-figure check: median price diverges 13.2% from the nearest retained anchor (published ten-year series (2024)) — beyond the 12.5% tolerance; an automated validation case is open and the value publishes pending its verdict. Validation: the flagged $490,000 (-13.2% vs the published ten-year series (2024)) could not be independently corroborated and was reverted to the prior cycle value pending review; the case is under review in the Command Center.