The story of this market
The typical home in ZIP 76856 sells for about $309,900, or $272 per square foot.
Prices are up +2.5% from a year ago, so sellers still have some momentum. Homes take about 120 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,450 a month.
ZIP 76856 — Mason
The Mason housing market remains stable with limited inventory and steady demand for rural properties. Prices have seen modest year-over-year growth, driven by the area's appeal to those seeking a quiet, small-town lifestyle. Market activity is characterized by longer days on market compared to urban centers, reflecting the niche nature of the local real estate landscape.
This ZIP is ideal for families seeking a quiet, small-town lifestyle, retirees looking for a rural community, and individuals involved in the local agricultural or tourism industries.
Median prices moved up 2.5% year over year.
Homes spend a median of 120 days on market with 8.5 months of supply — a slower-moving market.
15% of listings have cut prices · homes sell at 96% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.8% · poverty 11.2% — 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 7.1%/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 5.4%/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 76856, Mason County TX
Crime rates in Mason are generally low, reflecting a small-town rural environment that experiences significantly less violent and property crime than the Texas state average.
The area is served by Mason Independent School District, which is highly regarded locally for its small class sizes and strong community support for extracurricular programs.
The region faces moderate risks from wildfires and occasional severe thunderstorms, with property insurance premiums reflecting the rural, high-vegetation landscape.
Economic momentum is driven by agriculture, ranching, and a growing tourism sector centered on the historic Mason town square and local wineries.
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 by private vehicle, with residents typically traveling to local jobs within Mason or longer distances to larger employment hubs like Fredericksburg or San Angelo.
The area features the historic Mason Square, local parks, and proximity to the Llano River for outdoor activities like fishing and swimming.
The rental market is limited, consisting primarily of single-family homes with low turnover and minimal multi-family inventory.
The economy is anchored by the agricultural sector, ranching, and a burgeoning tourism industry supported by local wineries and historic preservation.
Transportation is entirely dependent on personal vehicles, with US Highway 87 serving as the primary arterial route through the county.
Development is focused on small-scale commercial revitalization around the historic square and limited residential infill.
The Mason County Appraisal District manages property assessments, focusing on agricultural valuations and residential market adjustments.
Parcels are subject to Mason ISD taxes and county-level hospital district assessments.
Property insurance costs are influenced by rural fire risks and the state-wide insurance climate in Texas.
Data retrieved from US Census Bureau ACS tables for ZCTA 76856.
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.
- Fort Mason4.76.4 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area ranked by popularity within the radius shown.
The heart of the city featuring historic architecture, local boutiques, and dining.
A historic site offering walking trails and community space.
Provides recreational opportunities including fishing, kayaking, and swimming.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.