78852 (Eagle Pass, TX) Real Estate Market: Prices, Affordability, and the Border Effect

Is 78852 all of Eagle Pass?

Eagle Pass carries two ZIP codes, but only one holds houses. 78852 is the standard, street-delivery code covering the city’s roughly 18,000 residential addresses and its 28,926 residents. 78853 exists only as a PO-Box code at the same post office on South Bibb Avenue, with zero residential population and about 3,784 boxes, many rented by people living across the river in Piedras Negras who need a U.S. mailing address. A ZIP-level report on 78852 is, for practical purposes, a citywide report.

What school district serves homes in 78852? Eagle Pass Independent School District covers the ZIP, with 21 public schools and additional private options.

Listing prices are falling while a small sold-price sample is climbing

The Realtor.com-tracked listing series shows a steady, if modest, downward drift across five straight months:

Source: FRED, Federal Reserve Bank of St. Louis, Housing Inventory: Median Listing Price in Eagle Pass, TX (CBSA), sourced from Realtor.com.

That five-month run points down about 4.5% overall, with June’s drop the sharpest single month. Redfin’s competing figure measures something different: actual closed sales, not active asking prices. In February 2026 only six homes sold citywide, down from nine a year earlier, and the median sold price that month reached $360,000, up 44.4% year over year. By May, Redfin’s rolling median sold price stood at $314,812, still up 24.4% year over year.

A market moving six to nine closings a month can swing its median tens of thousands of dollars on one or two higher-priced sales; that is a sample-size effect, not proof the whole ZIP repriced 24% higher. Anyone budgeting off a single “Eagle Pass home price” headline should ask whether it is counting active listings or a handful of closings, because those two counts told opposite stories for most of 2026.

Why is per capita income so much lower than median household income in 78852? Eagle Pass households average 3.05 people, well above the Texas average; per capita income divides total income across every resident, including children and non-earning dependents, while household income counts only earners per household. A larger average household size mechanically widens that gap.

Inventory and where the new construction sits

Days on market have lengthened: Redfin recorded a 130-day average in February 2026, up from 113 a year earlier. Movoto’s January 2026 snapshot put the median time on market at 250 days for 78852 specifically, a slower pace than the citywide Redfin figure, consistent with a market where a few active new-construction subdivisions move faster than the older resale stock around them.

Source: Redfin, New Homes for Sale in Eagle Pass, TX.

The Hopedale Estates house at 202 Bayo Drive is a useful anchor point: a 2024-built, 1,560-square-foot home listed at $320,000 sits roughly $49,000 above the June 2026 citywide median listing price, which is what a buyer touring new construction here should expect to pay over the ZIP-wide median. Any median price calculated from a mix that includes several of these newer subdivisions will run higher than one calculated from the older resale stock around downtown and the river.

Distressed-property activity: what’s verifiable and what isn’t

Nationally, ATTOM’s May 2026 Foreclosure Market Report put the foreclosure rate at one filing for every 3,562 housing units, and Texas led every state in both foreclosure starts (3,590) and completed foreclosures (519 REOs) that month. Texas carrying the largest raw count is partly a function of its size; it does not, by itself, say anything about Eagle Pass or Maverick County specifically.

A ZIP- or county-level distressed-property count for 78852 that can be traced to a dated, named source does not currently exist in public search results. Aggregator sites publish conflicting figures, 28 properties from one directory and 31 from another, both undated and unmethodologied, and a widely circulated market-trends page shows city-level foreclosure and REO counts sitting inside sentences with unresolved placeholder text, a sign the underlying figures were never fully populated and should not be repeated as fact.

Are foreclosure counts for 78852 that circulate online reliable? Not as published. Treat any specific count you see for this ZIP as unverified unless it names its source and its as-of date, and confirm it against a county or ATTOM-level report before using it for a deal-flow decision.

Demographics and affordability

Source: U.S. Census Bureau QuickFacts, Eagle Pass city, Texas, 2020-2024 ACS estimates.

Two different affordability ratios come out of this ZIP depending on which price figure is used. Against the Census Bureau’s median value of existing owner-occupied homes, $188,000, income of $57,207 produces a price-to-income ratio near 3.3, in line with many mid-size Texas metros. Against the June 2026 median listing price of $271,175, the ratio climbs to about 4.7. The gap between those two ratios is itself informative: it means the homes currently for sale, weighted toward the newer subdivisions in the table above, are pricier relative to income than the housing stock Eagle Pass residents already own and live in.

Is Eagle Pass affordable relative to local income? It depends which stock you price: the existing owned housing stock runs about 3.3 times median household income, while the current for-sale mix runs closer to 4.7 times, because active listings skew toward newer, pricier construction.

The border economy’s effect on this market

Eagle Pass sits directly across the Rio Grande from Piedras Negras, Coahuila, connected by two international vehicle and pedestrian bridges plus the Eagle Pass Camino Real Port of Entry, built in 1999 specifically to inspect commercial vehicles. In the most recent year CBP has published port-level traffic for, fiscal year 2020, CBP processed more than 2.1 million privately owned vehicles and 629,000 pedestrians at this crossing. A 2018 WorldCity analysis of Census trade data, cited in a CBP newsroom release, ranked Eagle Pass the fifth most important U.S.-Mexico trade gateway, crediting it with roughly half of all U.S. beer imports and the second-highest volumes nationally for both tequila and avocado imports that year.

Does border-crossing traffic directly drive home prices in 78852? No public dataset ties port-of-entry volume directly to ZIP-level home prices here. The border’s economic footprint shows up indirectly, through federal, trade, and logistics employment reflected in the income figures above, not as a provable line item in the price data.

Limitations of this snapshot

The Census figures above are 2020-2024 five-year estimates, not a real-time count, and can lag fast-moving local conditions by a year or more. The Redfin sold-price percentages are built on monthly sales counts in the single digits, which makes any one month’s year-over-year swing unreliable on its own. New-construction subdivisions such as Hopedale Estates and Terra Verde pull the active-listing mix toward higher price points than the ZIP’s existing housing stock, so a median calculated from what’s currently for sale will typically read higher than a median calculated from what residents already own. And, as noted above, no verifiable distressed-property count exists for this ZIP; treat any figure you encounter elsewhere accordingly.