ZIP 78161 — Sutherland Springs

Sutherland Springs is a small, rural unincorporated community with limited reported crime data; it is generally considered to have a lower crime profile compared to larger urban centers in the region.

Schools serving the area are part of the Floresville Independent School District, which generally maintains a stable academic reputation within the rural Wilson County context.

The area is subject to standard Texas rural hazards, including potential for flash flooding near local creeks and typical wind/storm risks; property insurance premiums are influenced by regional wildfire and storm exposure.

Economic momentum is driven by its proximity to the San Antonio metropolitan area, serving as a bedroom community for commuters, with limited local commercial development.

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).

Residents primarily commute via US Highway 87 toward San Antonio for employment, with typical drive times ranging from 30 to 45 minutes.

Recreation is centered on rural outdoor activities, with limited local parks; major shopping and dining amenities are primarily accessed in nearby Floresville or San Antonio.

The rental market is limited in depth, consisting primarily of single-family homes; vacancy pressure is generally low due to the small inventory.

The local economy is primarily agricultural and service-based, with most residents employed in the broader San Antonio-New Braunfels metropolitan area.

Transportation is heavily reliant on private vehicles, with US Highway 87 serving as the primary arterial corridor.

There are no major large-scale commercial or residential developments currently approved or under construction within the ZIP code.

The Wilson County Appraisal District manages property assessments for the area.

Parcels are subject to standard county and school district taxes; no major MUDs or PIDs are currently active in this rural area.

Property insurance premiums are consistent with rural Texas standards, with exposure to wind and hail being the primary factors.

Texas continues to see positive net domestic migration, though this specific rural ZIP experiences stable, slow growth.

Texas is a non-judicial foreclosure state with relatively short timelines for lenders to initiate proceedings.

Texas law requires sellers to provide a standard Seller's Disclosure Notice regarding the condition of the property.