Español

Este sitio también está en español. Leer en español

City · 9,045 residents · Frio County, Texas

Pearsall , Texas

In Pearsall, a typical home is worth $106,700 and typical rent is $948 a month. Compared with all of Frio County, typical household income is 25% lower and typical rent is 7% lower.

WhatsApp

  • Typical home value

    $106,700

    About the same as the county

    62% below Texas

    • Pearsall
    • Frio
    • Texas

  • Typical rent

    $948a month

    7% below the county

    32% below Texas

    • Pearsall
    • Frio
    • Texas

  • Typical household income

    $49,198a year

    25% below the county

    37% below Texas

    • Pearsall
    • Frio
    • Texas

  • Households that own their home

    55%

    4 points below the county

    8 points below Texas

    • Pearsall
    • Frio
    • Texas

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$154,504
3.5% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Pearsall is in Frio County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Frio County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Pearsall apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Crystal City, the typical rent is $518: 45% less than in Pearsall ($948).

  2. According to Zillow, in the 12 months to September 2026 the typical home value in Pearsall rose 3.5%; in Texas, it fell 1.4%.

  3. The typical household income in Pearsall is $49,198, 25% less than in Frio County as a whole ($66,010).

  4. Pearsall has the 30th lowest typical home value of the 422 cities in Texas with more than 5,000 people ($106,700).

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Pearsall

What homes there are in Pearsall, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

As in Frio County, most homes in Pearsall are detached houses (60%).

Year built

In Pearsall, half of the homes were built before 1978; in Frio County, before 1986.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

Without a mortgage

$597 a month

Frio County: $518 a month

Owners with a mortgage

35%

Frio County: 36%

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Pearsall rose 49% since 2015–2019, more than in Frio County (31%).

The typical rent in Pearsall stayed about the same over that time: the difference is within the Census margin of error.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasurePearsallFrio CountyTexasUnited States
Rental vacancy Unreliable estimateUnreliable estimate7.7%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.1%0.9%
More than one person per room Unreliable estimateUnreliable estimate4.8%3.4%
People per household 2.993.002.692.53
Drive alone 82%80%71%69%
Carpool Unreliable estimate13%10%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimateUnreliable estimate2%3%
Work from home Unreliable estimateUnreliable estimate14%15%
Other means Unreliable estimateUnreliable estimate2%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes20 to 29 minutes

Much as in Frio County, a household in Pearsall has 2.99 people on average.

To get to work, 82% of workers in Pearsall drive alone; in Frio County, 80%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Pearsall?

A typical home is within reach of the typical income

We start with a typical home in Pearsall, worth $106,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 23% of the typical household income in Pearsall, which is $49,198 a year.

The calculator's FHA and conventional loan limits are those of all of Frio County.

Your numbers

Local data
$

Starts at the typical home value in Pearsall. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $3,735 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$952

at 7.18% · 30 years

Loan amount
$104,767
Total interest
$150,735
Paid off in
November 2056

Includes $1,802 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,148 a month

    Your payment · 23%

  • Tight

    $1,148 to $1,476 a month

  • Hard

    more than $1,476 a month

Compared with the typical household income in Pearsall ($49,198 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$952
Principal & interest$710
Property tax$150
Home insurance$45
FHA mortgage insurance (MIP)$47

You need at least $3,735 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Pearsall and Frio County

Pearsall is in Frio County, Texas. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Pearsall's own numbers

Typical home value
$106,700
Typical monthly rent
$948
Typical yearly household income
$49,198
Households that own their home
55%
Effective property tax rate
1.69%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Frio County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,227

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Frio County.

Everything about Frio County

Buying

Buying a home in Pearsall

A typical home in Pearsall is worth $106,700: about the same as the county and 62% below Texas. With the typical household income in Pearsall ($49,198 a year), a typical home costs 2.2 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Pearsall 2.2 years
  • Frio 1.6 years
  • Texas 3.6 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Texas

According to FHFA’s house price index, home prices in Texas rose 88% in the 10 years through 2025.

Period Texas U.S.
Last year (2025) +0.8% +2.9%
5 years (2020–2025) +44% +47%
10 years (2015–2025) +88% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Pearsall next to Frio County, Texas and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Pearsall $106,700
  • Frio $107,700
  • Texas $283,800
  • United States $332,700
Typical monthly rent
  • Pearsall $948
  • Frio $1,016
  • Texas $1,403
  • United States $1,413
Typical yearly household income
  • Pearsall $49,198
  • Frio $66,010
  • Texas $78,476
  • United States $80,734
See the full table
Pearsall next to Frio County and Texas
Measure Pearsall Frio County Texas U.S.
Typical home value $106,700 $107,700 $283,800 $332,700
Typical monthly rent $948 $1,016 $1,403 $1,413
Typical yearly household income $49,198 $66,010 $78,476 $80,734
Households that own their home 55% 59% 63% 65%
Typical yearly property tax $1,802 $1,670 $4,232 $3,119
Effective property tax rate 1.69% 1.55% 1.49% 0.94%
Renters with high rent for their income 47% 42% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Frio County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Pearsall

For a typical $106,700 home in Pearsall, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Pearsall's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $952a month

    Least cash to close
    Down payment
    $3,735
    Cash to close
    $6,936
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $47

  • Conventional, 5% down $932a month

    Down payment
    $5,335
    Cash to close
    $8,536
    Rate
    7.18%
    Mortgage insurance
    PMI · $51

  • Conventional, 20% down, no PMI $773a month

    Down payment
    $21,340
    Cash to close
    $24,541
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $872a month

    Down payment
    $16,005
    Cash to close
    $19,206
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Pearsall and for Frio County.

Property tax

Effective rate in Pearsall

1.69%of the home’s value each year

$1,802 a year for the typical owner in Pearsall.

  • Pearsall 1.69%
  • Frio 1.55%
  • Texas 1.49%

What Texas publishes School-district homestead exemption (Texas Comptroller of Public Accounts)

Exemptions and deadlines in Texas

Flood risk in Frio County

FEMA does not publish these numbers by city: they are for all of Frio County.

FEMA’s maps count no homes in the high-risk zone in Frio County. That does not mean it cannot flood: check your address.

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Pearsall

Typical rent in Pearsall is $948 a month: 7% below the county. In Pearsall, 47% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Frio County, by unit size. To pay the 2-bedroom one ($1,227 a month) without spending more than 30% of your income, you would need to earn $23.60 an hour working full time.

HUD fair market rent for all of Frio County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $933 $17.94 $37,320
1 bedroom $977 $18.79 $39,080
2 bedrooms $1,227 $23.60 $49,080
3 bedrooms $1,586 $30.50 $63,440
4 bedrooms $1,767 $33.98 $70,680

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Pearsall

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Pearsall is in ZIP code 78061.

For 2 bedrooms it is $1,210: $17 less than the fair market rent for Frio County ($1,227).

  • 78061 $1,210$1,560

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Pearsall when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Pearsall

HUD lists 5 buildings with rents for lower incomes in Pearsall. These are the largest.

  • Unnamed 914 E Nueces St, Pearsall 78061 80 low-income homes · Run by Housing Authority of the City of Pearsall · Average payment: $448 a month · Average wait: 6 months · Homes at several sites (830) 334-9416
  • Westview Ranch 225 Westview Rd, Pearsall 78061 72 homes, 68 low-income · 1 bd: 6 · 2 bd: 46 · 3 bd: 20 · In service since 2005
  • Frio Apartments 1200 E Frio St, Pearsall 78061 63 low-income homes · For older adults
  • Athol Apts 601 Athol Ln, Pearsall 78061 38 low-income homes · 2 bd: 18 · 3 bd: 16 · 4 bd: 4 · In service since 1992
  • Pearsall Manor Senior Citizens Housing 600 Berry Ranch Rd, Pearsall 78061 36 low-income homes · 1 bd: 32 · 2 bd: 4 · In service since 1994 · For older adults

See all 8 buildings in Frio County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Pearsall

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Frio County. The nearest ones are below; many serve by phone or online.

A grandmother smiles, seated at home.

HUD counseling is free or low-cost

Assistance programs in Pearsall

No down payment, repair or rent-help program on our list is for Pearsall or Frio County. The ones below are statewide in Texas: they work in Pearsall the same as in the rest of the state.

Which programs do I qualify for? All programs in Texas

  • My First Texas Home

    Statewide in Texas

    Texas state program for first-time buyers: a 30-year mortgage with down payment assistance. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    DeferredForgivable

    See the program Official page

  • My Choice Texas Home

    Statewide in Texas

    Texas state program with down payment assistance for any buyer, not only first-time buyers. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    DeferredForgivable

    See the program Official page

  • Texas Mortgage Credit Certificate (MCC)

    Statewide in Texas

    Limited funds remain, per the source

    Texas state certificate that turns part of your mortgage interest into a credit on your federal tax return. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    Tax credit

    See the program Official page

Housing counselors near Pearsall

The HUD-approved agencies closest to the center of Pearsall, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Neighborhood Housing Services of San Antonio

    851 Steves Ave, San Antonio · 51 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 5 more
    (210) 533-6673

  • Our Casas Resident Council, Inc.

    2300 W Commerce St Ste 218, San Antonio · 51 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 6 more
    (210) 354-2400

  • City of San Antonio/Dept of Neighborhood and Housing Services (DNHS)

    100 W Houston St, San Antonio · 52 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 9 more
    (210) 207-5309

All counseling agencies in Texas

Help in Spanish near Pearsall

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Pearsall

HUD’s record names them for Pearsall or Frio County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of the City of Pearsall Public housing and Section 8 vouchers (830) 334-9416

One other authority has an office in Frio County: see the list Source: HUD

Cities

Nearby cities

The cities closest to Pearsall, with the typical home value.

Everything about Frio County Housing in Texas

Neighboring counties

If Frio County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Pearsall.

All guides
Two girls write and draw together at the living-room table.

Questions

Housing questions about Pearsall

Short answers with the numbers for Pearsall and all of Frio County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Pearsall?

The typical home value in Pearsall is $106,700, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Frio County it is $107,700.

How much does it cost to rent in Pearsall?

Typical rent in Pearsall is $948 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Frio County is $1,227.

What is the FHA loan limit in Pearsall?

Pearsall uses the FHA limit for all of Frio County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Pearsall?

The typical homeowner in Pearsall pays $1,802 a year, according to the U.S. Census Bureau. That is 1.69% of the home’s value; in Frio County, the rate is 1.55%.

Where can I find free help to buy or rent in Pearsall?

We found no HUD-approved counseling agencies with an office in Frio County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).