1st Advantage MortgageHays County households have a median income of $89,097 and median rent of $1,495 a month (ACS 2020 to 2024). Those figures describe the county, not you: compare at least three written offers by APR and total cost, and confirm the lender's license before you apply.
On this page
- Hays County, TX: the basics
- Homes and rents, Hays County
- How Hays County ranks in Texas
- Paychecks and income spread in Hays County
- The Hays County job picture
- Hays County next to its neighbors
- Cities, towns and CDPs in Hays County
- Age, degrees and coverage in Hays County
- Debt-to-income at Hays County's medians
- Local borrowing considerations for Hays County
- Texas lender licensing
- A Hays County borrower's checklist
- Nearby and statewide guides
- Frequently asked questions
Hays County, TX: the basics
With an estimated 268,638 residents (ACS 2020 to 2024), Hays County ranks 20th of 254 in Texas for population. Its 677 square miles average 397 people per square mile, by the 2024 Census Gazetteer. It is one of the counties that make up the Austin-Round Rock-San Marcos, TX metropolitan statistical area (OMB, 2023). Of the 11 Census places inside Hays County, San Marcos leads by population with about 70,897; 9 of the 11 are incorporated.
Homes and rents, Hays County
Renters in Hays County pay a median of $1,495 a month, 7% above the Texas figure of $1,403. 60% of renting households spend 30% or more of income on rent, and 32% spend half or more. Hays County homes are worth $399,800 at the median, a 4.5-to-1 ratio to income. The ownership rate is 64%. Nationally, Hays County's $1,495 rent is 70% above the middle county.
| Home costs | Hays County | Texas | Compared with Texas |
|---|---|---|---|
| Median gross rent | $1,495/mo | $1,403/mo | 7% higher |
| Median home value | $399,800 | $283,800 | 41% higher |
| Owners | 64% | 63% | +1.6 pts |
| Rent-burdened renters | 60% | 52% | +8.1 pts |
| Burdened owners | 29% | 29% | +0.3 pts |
| Mobile homes | 5.7% | 6.4% | -0.7 pts |
| Vacant units | 5% | 9% | -4.8 pts |
60% of Hays County renters are already past the 30% line; one more payment should leave room for a late paycheck.
How Hays County ranks in Texas
The 3 Hays County numbers that rank furthest from typical in Texas, and what each means for a borrower:
- On the share of renters paying 30% or more of income for rent, Hays County sits near the top of Texas at 60%, 8th highest of 249. Make sure a consolidation loan lowers what you pay each month.
- Few Texas counties match Hays County on the housing vacancy rate: 5% here, 9% for the state, ranking 5th lowest of 254. Low vacancy tends to push rents up over time.
- The share of workers who work from home: 18.1% in Hays County. Only 8 of 253 Texas counties are higher. Remote and self-employed income may need tax returns as proof.
Paychecks and income spread in Hays County
Half of Hays County households take in less than $89,097 a year and half take in more, 14% above the Texas median of $78,476. In the state ranking that is 22nd of 254.
| Household income | Hays County | vs Texas |
|---|---|---|
| Under $35,000 | 18.8% | -2.6 pts |
| $35,000 to $99,999 | 36.4% | -3.0 pts |
| $100,000 to $199,999 | 29.6% | +2.8 pts |
| $200,000 or more | 15.3% | +2.8 pts |
On the low end, 19% of Hays County households report under $35,000; at the top, 45% report $100,000-plus. 12.1% of residents fall below the federal poverty line (statewide: 13.8%). If your income is irregular, as it often is with tips, gig work or seasonal jobs, plan around your leaner months rather than the Hays County median.
The Hays County job picture
Education and health care employs 22% of working residents, the largest share; professional and administrative services is next with 14%. Arts, lodging and food service stands out: 11% of workers here, versus 8% statewide. The survey's unemployment rate for Hays County averages 4.4% over 2020 to 2024 (state: 5.3%). Long commutes are common here: 26% of workers spend 45 minutes or longer getting to work.
| Industry (employed residents 16+) | Hays County | Gap to Texas |
|---|---|---|
| Education and health care | 21.7% | +0.1 pts |
| Professional and administrative services | 13.6% | +0.7 pts |
| Retail trade | 11.8% | +0.8 pts |
| Arts, lodging and food service | 10.6% | +2.2 pts |
| Construction | 8.5% | 0.0 pts |
| Manufacturing | 7.4% | -1.1 pts |
Self-employed in Hays County? Two years of tax returns usually stand in for pay stubs.
Hays County next to its neighbors
Nearest neighbors first, measured between county centers (22 to 41 miles). Richest neighbor: Kendall County, $114,962. Poorest: Caldwell County, $69,758. Hays County: $89,097.
| Nearby county | Center to center | Household income | Gross rent | Owner-occupied |
|---|---|---|---|---|
| Hays County | - | $89,097 | $1,495/mo | 64% |
| Comal County, TX | 22 mi | $101,889 | $1,603/mo | 77% |
| Travis County, TX | 24 mi | $99,611 | $1,744/mo | 52% |
| Blanco County, TX | 26 mi | $92,425 | $1,017/mo | 76% |
| Caldwell County, TX | 29 mi | $69,758 | $1,173/mo | 75% |
| Guadalupe County, TX | 33 mi | $92,375 | $1,517/mo | 78% |
| Kendall County, TX | 41 mi | $114,962 | $1,606/mo | 79% |
Cities, towns and CDPs in Hays County
The table lists the 11 largest of 11 Census places in Hays County, by population. Together all 11 hold about 164,714 people, so roughly 39% of residents live outside any named place. Belterra has the highest median household income on the list ($219,727) and San Marcos the lowest ($51,281), counting places with at least 500 residents. Linked names have their own city guide; this page covers every other Hays County community.
| Place | Type | Population | Median income | Median rent | From county center |
|---|---|---|---|---|---|
| San Marcos | city | 70,897 | $51,281 | $1,322 | 14 mi |
| Kyle | city | 56,823 | $90,323 | $1,752 | 10 mi |
| Buda | city | 15,859 | $123,766 | $1,852 | 10 mi |
| Dripping Springs | city | 7,405 | $109,364 | $2,234 | 10 mi |
| Belterra | CDP | 6,978 | $219,727 | $2,845 | 9 mi |
| Wimberley | city | 2,891 | $80,362 | $1,293 | 6 mi |
| Woodcreek | city | 2,333 | $74,107 | $1,809 | 5 mi |
| Mountain City | city | 787 | $128,929 | n/a | 8 mi |
| Bear Creek | village | 515 | $121,000 | n/a | 10 mi |
| Hays | city | 198 | $70,625 | $2,295 | 10 mi |
| Driftwood | CDP | 28 | n/a | n/a | 5 mi |
CDP: census-designated place, an unincorporated community mapped for statistics.
Age, degrees and coverage in Hays County
Bachelor's degree or higher: 43% of Hays County adults. About 12% go without health insurance.
| Indicator | Hays County | +/- Texas | +/- U.S. county |
|---|---|---|---|
| Bachelor's or higher | 43.2% | +9.3 pts | +21.0 pts |
| No high school diploma | 8.0% | -6.1 pts | n/a |
| No health insurance | 11.6% | -5.5 pts | +3.8 pts |
| Work from home | 18.1% | +3.8 pts | +9.5 pts |
| Poverty rate | 12.1% | -1.7 pts | -1.0 pts |
| No vehicle | 3.9% | -1.6 pts | -1.6 pts |
| Median age | 34.1 | -1.5 yrs | -7.4 yrs |
| Unemployment (ACS) | 4.4% | -0.8 pts | 0.0 pts |
| One-way commute | Share of Hays County workers |
|---|---|
| Under 15 min | 22.5% |
| 15 to 29 min | 27.4% |
| 30 to 44 min | 23.7% |
| 45 to 59 min | 14.0% |
| 60+ min | 12.4% |
Debt-to-income at Hays County's medians
Lenders compare monthly debt payments with gross monthly income, the debt-to-income ratio. For a Hays County household at the medians it works out like this; treat it as an illustration only.
- $89,097 a year is $7,425 of gross monthly income
- Less median rent of $1,495, which is 20% of it
- At 43%, room after rent is $1,698 a month
Two-income households and single earners in Hays County land in very different places on this math, so run it for your own budget.
Local borrowing considerations for Hays County
The county's numbers point to a few situations that come up often for Hays County borrowers.
- Medical bills. 12% of Hays County residents are uninsured. Before borrowing for care, ask the provider about financial assistance and payment plans.
- Commuter costs. 26% drive 45 minutes or more. Compare shop financing with a loan, and keep a small repair fund.
- Consolidation math. With 45% at six figures, card consolidation is common; it pays only if total cost falls (guide).
- Tight rental budgets. With 60% of Hays County renters cost-burdened, test a new payment against a lean month.
Texas lender licensing
Before sharing details with a lender, a Hays County resident can confirm its license with the Texas Department of Banking. A second Texas office, the Office of Consumer Credit Commissioner, covers consumer credit. Federal complaints: consumerfinance.gov. State-level detail for Hays County borrowers is in the Texas guide.
A Hays County borrower's checklist
Four checks before you sign anything:
- Get a written quote for whatever you are paying for in Hays County.
- Line up offers side by side: APR, fees in dollars, total cost.
- Confirm the lender is licensed in Texas.
- Ask about early-payoff penalties.
Nearby and statewide guides
Guides that cover parts of Hays County:
Frequently asked questions
Is $89,097 a good income in Hays County?
It is the county median, so half of Hays County households earn more and half less; 45% earn $100,000 or more.
Can a Hays County renter afford a loan payment?
At the $1,495 median rent and $7,425 median monthly income, rent alone uses 20%; add other debts before a new payment.
What are the biggest places in Hays County?
By population: San Marcos, Kyle, Buda, Dripping Springs, Belterra. The county has 11 Census places in all.
Are Hays County applicants treated differently?
No. Everyone answers the same questions and is screened on the same objective points; lending partners set their own criteria under fair-lending laws.
Is there a Hays County office that licenses lenders?
No, licensing is statewide. In Texas it is the Texas Department of Banking.