The story of this market
The typical home in ZIP 78869 sells for about $185,000, or $112 per square foot.
Prices are down 2.1% from a year ago, which gives buyers more room to negotiate. Homes take about 98 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,150 a month.
ZIP 78869 — Big Wells
The housing market in 78869 is currently stable, characterized by low sales volume and modest price adjustments. Limited inventory and a rural economic base contribute to a slow-paced market environment that remains largely insulated from broader urban volatility.
This ZIP is best suited for retirees, outdoor enthusiasts, and families seeking a quiet, rural lifestyle. It is less ideal for those requiring proximity to major employment centers or extensive urban amenities.
Median prices moved down 2.1% year over year.
Homes spend a median of 98 days on market with 5.2 months of supply — a balanced-paced market.
13% of listings have cut prices · homes sell at 96.2% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 5.8% · poverty 16.2% — 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 4.5%/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 4.5%/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 78869, Kinney County TX
Crime rates in the area are generally lower than the national average, with property crime being the most frequently reported incident type. Local law enforcement maintains a stable presence, and the area is considered safe relative to larger urban centers in the region.
Schools serving the area are part of the Brackett Independent School District, which provides foundational education for the local community. Performance metrics are generally consistent with rural Texas district averages.
The area faces moderate risk from extreme heat and occasional flash flooding during heavy rainfall events. Property insurance premiums are influenced by these regional climate factors and the proximity to open brushland.
Economic momentum is driven primarily by agriculture, local government, and tourism related to nearby outdoor recreation. Development is slow and steady, with limited new large-scale infrastructure projects currently underway.
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 traveling to local employment hubs within Kinney County. There is no public transit infrastructure, and long-distance commutes to larger cities like Del Rio are common.
The area offers access to outdoor activities including hunting, fishing, and birdwatching, with proximity to regional parks and natural areas. Shopping and dining options are limited to small-scale local businesses within the town center.
The rental market is characterized by low inventory and limited turnover, with demand primarily driven by local workers and seasonal visitors. Vacancy pressure remains low due to the small housing stock.
The local economy is anchored by agriculture, ranching, and public sector employment. It maintains a stable, slow-growth profile typical of rural West Texas communities.
Transportation is entirely reliant on private vehicles, with US Highway 90 serving as the primary corridor for regional travel. There is no public transit or rail service.
There are no major large-scale commercial or residential developments currently approved or under construction in the immediate area.
The Kinney County Appraisal District manages property assessments, focusing on agricultural valuations and standard residential market appraisals.
Parcels are subject to taxes from the Brackett ISD and Kinney County, with no major MUD or PID districts reported.
Property insurance availability is stable, though premiums are sensitive to regional wildfire and wind risks common in the Texas Hill Country and border regions.
Data retrieved from data.census.gov ZCTA 78869 profile.
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.
A historic former military fort that now serves as a community and recreational hub with a large spring-fed pool.
Provides local green space for community gatherings and outdoor recreation.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.