Housing market/Texas/ZIP 78504
ZIP 78504 Mcallen, Texas
McAllen-Edinburg-Mission, TX MSA · Texas. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 78504 · TX — sent to you.
ZIP 78504 · TX
ACS rent vs 2BR SAFMR
ZIP 78504 — Mcallen, TX HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 78504
- 1-unit detached15,96474.6%
- 1-unit attached5972.8%
- 2–4 units1,2946.0%
- 5–49 units2,0259.5%
- 50+ units4402.1%
- Mobile1,0705.0%
2–4 unit share 6.0% · 5–49 unit share 9.5% · combined 2–49 15.5%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,178 (all bedrooms, occupied rentals).
- Median contract rent $947.
- Renters paying ≥30% of income 42.0%; ≥50% 21.2%.
- FY2027 2BR SAFMR $1,260 (1.070× ACS median gross rent).
Population
61,816 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +10.4%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 5 projects, 372 units.
- HUD project-based assisted MF: not published for this ZIP.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 570 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 78504 31.5% of occupied households are renters; vacancy is 8.6%; ACS median gross rent is $1,178; population increased +10.4% between the 2018 and 2023 ACS vintages; the housing stock includes 1,294 units in 2–4-unit structures and 2,025 units in 5–49-unit structures; 5 LIHTC projects totaling 372 units; FY2027 2BR SAFMR is $1,260 versus ACS median gross rent of $1,178. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
Texas research
ZIP 78504 is a Census / HUD profile for McAllen-Edinburg-Mission, TX. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 78504 — Mcallen, TX HUD Section 8 Payment Standards / SAFMR·Texas ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Texas research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 78504?
ZIP 78504 (McAllen-Edinburg-Mission, TX MSA) has 61,816 residents, 19,571 households, a renter share of 31.5%, median household income of $77,627, and ACS 2023 median gross rent of $1,178. Vacancy is 8.6%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 78504?
ACS counts 590 units in 2-unit buildings, 704 in 3–4 unit buildings, 792 in 5–9, 796 in 10–19, and 437 in 20–49. Combined 2–49 unit stock is 3,319 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 78504?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,260. See the full schedule and 90–110% payment-standard band on the ZIP 78504 — Mcallen, TX HUD Section 8 Payment Standards / SAFMR.
Does this Texas ZIP profile include Georgia listings?
No. ZIP 78504 is Census / HUD research for McAllen-Edinburg-Mission, TX MSA. Jeff Crowe CRE does not list Texas property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.