The story of this market
The typical home in ZIP 78636 sells for about $610,400, or $305 per square foot.
Prices are down 2.4% from a year ago, which gives buyers more room to negotiate. Homes take about 88 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,600 a month.
ZIP 78636 — Johnson City
The 78636 housing market is experiencing a period of stabilization following years of rapid appreciation, with inventory levels rising and price growth moderating. Buyers are finding more leverage as days on market increase, though demand for rural properties remains supported by the area's lifestyle appeal. The market is currently characterized by a cautious balance between high entry prices and a cooling broader economic environment.
This ZIP is ideal for families seeking a rural lifestyle, retirees looking for Hill Country amenities, and remote workers who can tolerate a longer commute to Austin for the benefit of larger lot sizes.
Median prices moved down 2.4% year over year.
Homes spend a median of 88 days on market with 7.9 months of supply — a slower-moving market.
12% 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 3.8% · poverty 9.2% — 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 8.8%/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 6.5%/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 78636, Blanco County TX
Crime rates in the Johnson City area remain low compared to regional and national averages, with property crime being the primary concern in this rural setting.
The area is served by the Johnson City Independent School District, which generally maintains a positive reputation for its small class sizes and community-focused educational environment.
The region faces moderate wildfire risk and occasional flash flooding along the Pedernales River, necessitating careful consideration of insurance coverage and property elevation.
Economic momentum is driven by tourism related to the Texas Hill Country, proximity to Austin, and steady interest in rural residential 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).
Commuting to the Austin metropolitan area typically requires a drive of 45 to 60 minutes via US-290, as there is no public transit infrastructure available.
The area features significant outdoor amenities including Pedernales Falls State Park, local wineries, and the historic downtown Johnson City shopping and dining district.
The rental market is limited in depth, with a mix of long-term residential leases and a growing presence of short-term vacation rentals catering to Hill Country tourists.
The local economy is anchored by tourism, agriculture, and small-scale retail, with many residents commuting to the broader Austin-Round Rock MSA for employment.
Transportation is entirely dependent on private vehicles, with US-290 serving as the primary arterial corridor for regional access.
Development is largely governed by county-level land use policies, with a focus on preserving the rural character while accommodating residential growth.
The Blanco County Appraisal District manages property assessments, focusing on market value adjustments and agricultural use valuations.
Parcels are subject to Johnson City ISD taxes and various county-level special districts for emergency services and groundwater conservation.
Property insurance premiums are rising due to increased wildfire risk and regional weather patterns, impacting overall housing affordability.
Data retrieved from US Census Bureau ACS 5-year estimates via Data Commons and Neilsberg Research.
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.
- Jellystone Park™ Texas Wine Country4.417.6 mi
- William Chris Vineyards - Hye Estate4.88.8 mi
- Camp Lucy4.619.4 mi
- Lucky Arrow Retreat4.819.1 mi
- Texas Hill Country Olive Co.4.719.1 mi
- Bell Springs Winery & Brewery4.719.2 mi
- Pedernales Falls State Park4.710.9 mi
- The Exotic Resort Zoo4.84.3 mi
- Garrison Brothers Distillery4.89.5 mi
- The Preserve4.112.6 mi
- Science Mill4.72.4 mi
- Science Mill4.72.4 mi
- Lyndon B. Johnson National Historical Park4.710.8 mi
- Dead Man's Hole Historical Landmark4.418.8 mi
- Lyndon B. Johnson National Historical Park Visitor Center and Park Headquarters4.72.6 mi
- Buggy Barn Museum4.813.2 mi
- Pedernales Falls State Park4.710.9 mi
- The Preserve4.112.6 mi
- Lyndon B. Johnson State Park & Historic Site4.712.1 mi
- Lyndon B. Johnson National Historical Park4.710.8 mi
- Sauer-Beckmann Living History Farm4.811.8 mi
- Horseshoe Bay Resort Yacht Club (Private Club)4.418 mi
- The Club at Horseshoe Bay4.517.4 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
A major state park featuring hiking, swimming, and camping along the Pedernales River.
The central hub for local dining, boutique shopping, and community events.
A significant national site preserving the history of the 36th U.S. President.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.