Bulverde, TX demographics:
population, income, and more

Total population
6,486
5.2% year-over-year change
Median household income
$112,188/yr
3.5% year-over-year change
Housing units
2,546
-0.2% year-over-year change

Bulverde population

How many people live in Bulverde

Bulverde is home to 6,486 residents, according to the most recent Census data. Gender-wise, 47.3% of Bulverde locals are male, and 52.7% are female.

Total population
6,486
5.2% year-over-year change
Gender ratio
Male
47.3%
3,068
Female
52.7%
3,418
Value Percent YoY change
Male 3,068 47.3% -1.0%
Female 3,418 52.7% 11.5%
A higher population often means more rental variety and livelier areas. The gender balance—how many men live here compared to women—can reveal a lot about the community and the lifestyles of its residents. Use this info to get a sense of the area's pace and personality.

Age demographics

The median age in Bulverde is 50, with the population distributed as follows: about 14.5% are children under 15, then 10.6% are in the 15 to 24 age group. Adults between 25 and 44 make up 20.3% of the population, while another 26.5% fall into the 45 to 64 bracket. Finally, around 28.1% are 65 or older.

Median age
50.2
Age breakdown
Under 15
14.5%
15 to 24
10.6%
25 to 44
20.3%
45 to 64
26.5%
Over 65
28.1%
Value Percent YoY change
Under 15 940 14.5% 56.9%
15 to 24 691 10.6% -1.4%
25 to 44 1,315 20.3% 17.8%
45 to 64 1,718 26.5% -9.6%
Over 65 1,822 28.1% -1.4%
The age composition helps you get insight into who lives in the area. A younger population might mean a more active, fast-paced vibe, while an older one could suggest a quieter, slower lifestyle. If there's a balanced makeup, you’re likely to find a variety of services, housing types, and community spaces that cater to different life stages.

Racial makeup

In Bulverde, 89.4% of the population are US-born citizens, while 9.5% have gained naturalized citizenship. At the same time, 1% of residents are non-citizens. There’s also a share of 12.4% that includes residents with two or more races.

Citizenship
U.S.-born citizens
89.4%
Non-U.S.-born citizens
9.5%
Non-citizens
1%
Value Percent YoY change
U.S.-born citizens 5,802 89.4% 2.5%
Non-U.S.-born citizens 616 9.5% 43.3%
Non-citizens 68 1% -9.3%
Racial breakdown
White
76.6%
Black or African American
0%
American Indian and Alaska Native
0.2%
Asian
5.3%
Native Hawaiian and other Pacific Islander
0%
Two or more races
12.4%
Other
5.4%
Value Percent
White 4,969 76.6%
American Indian and Alaska Native 15 0.2%
Asian 346 5.3%
Two or more races 805 12.4%
Other 351 5.4%

Households in Bulverde

A peek inside Bulverde households

Bulverde has 2,469 households, with an average of 3 members in each. Of these, 84% are families, while the remaining 16% are made up of individuals living alone or with non-relatives, such as roommates.

Households stats

Total households
2,469
1.1% year-over-year change
Average people per household
3
Non-family households
396
Family households
2,073
Value Percent YoY change
Non-family households 396 16% 2.1%
Family households 2,073 84% 0.9%
The mix between family and non-family households gives a glimpse into daily life. A higher percentage of families might mean more parks and schools, while more non-family setups can mean flexible housing and diverse living styles. For renters, this can signal what kinds of homes are common and can help you figure out if the area matches your lifestyle.

Housing in Bulverde

The housing landscape of Bulverde

Bulverde's housing consists of 2,546 units, with 93.5% being detached single-family homes ideal for those wanting space. Attached options, including duplexes and townhouses, make up 1.3% and offer a more compact, shared living style. Then there are the multifamily buildings in the area, and for those seeking flexibility, non-traditional options like mobile homes account for 5.3% of the housing landscape.

Housing units
2,546
-0.2% year-over-year change
Housing types
Value Percent
1 unit, detached 2,380 93.5%
1 unit, attached 32 1.3%
Mobile home 134 5.3%
Homes built since 2020
267
142.7% year-over-year change

The age of buildings in Bulverde

In Bulverde, the median construction year is 1996. Most development happened in the second half of the 20th century. Then, 13.2% of homes were added from 2000 to 2009, 10.4% between 2010 and 2019, and 10.5% are part of the newest wave of development.

Construction year breakdown by decade
Value Percent YoY change
Built in 1939 or earlier 10 0.4% -9.1%
Built between 1970 and 1979 327 12.8% 6.5%
Built between 1980 and 1989 419 16.5% -5.2%
Built between 1990 and 1999 921 36.2% -8.3%
Built between 2000 and 2009 337 13.2% -5.9%
Built between 2010 and 2019 265 10.4% -16.7%
Built in 2020 or later 267 10.5% 142.7%
As a renter, knowing when homes were built helps you understand the potential condition and design of rental units. Newer builds may have more contemporary layouts, while older homes can offer character or larger lots, depending on the area.

Bulverde occupancy rates

Out of the 2,469 occupied housing units in Bulverde, 91.7% are owner-occupied, while 8.3% are lived in by tenants. Meanwhile, 3% of all homes on the local market sit vacant.

Occupied housing units
2,469
1.1% year-over-year change
Occupancy breakdown
Renter occupied
205
Owner occupied
2,264
Value Percent YoY
change
Renter occupied 205 8.3% 15.8%
Owner occupied 2,264 91.7% -0.0%
Unoccupied housing units
3.0%
Unoccupied housing units refer to homes that are currently without residents—whether they're waiting for renters or owners, used seasonally, or simply unclaimed. A higher share of empty homes may mean more housing availability, while a low number can reflect a tighter market with more competition. This, along with the renter-vs.-owner mix, helps paint a clearer picture of what types of housing and services are likely to be available in the area.

Bulverde housing costs

Housing costs in Bulverde come to a median of $1,594 per month, while tenants specifically pay a median gross rent of $1,794.

Median housing costs per month
$1,594/month
This figure sums up typical monthly housing costs for all households in the area. If you own, it includes mortgage payments in addition to property taxes, insurance and HOA fees. If you rent, it accounts for rent plus extras like utilities. It’s useful for seeing how local living expenses stack up compared to other places.
Median gross rent in Bulverde
$1,794/month
Gross rent gives a more complete look at what renters actually pay, including not just base rent, but also utilities and fees. It’s a key number for evaluating rental affordability in your area of interest and understanding how it compares to nearby locations.

Education in Bulverde

Bulverde education at a glance

About 21.6% of the population in Bulverde went to high school, while 29.8% pursued college studies. Another 6.4% earned an associate degree and 29.9% hold a bachelor’s. Meanwhile, 11.2% went even further, earning a master’s or doctorate.

Education level
Value Percent YoY change
No high school 51 1% 41.7%
High school diploma 1,157 21.6% -15.7%
College diploma 1,594 29.8% 7.6%
Associate degree 345 6.4% 0.6%
Bachelor's degree 1,601 29.9% 7.0%
Graduate degree 602 11.2% 1.4%
A community’s education mix can offer insights into the local economy and housing market. Higher levels of education often align with more job opportunities and stable incomes, which can increase demand for homes and influence both rent prices and rental availability.

Income in Bulverde

How much people earn in Bulverde

The average annual household income in Bulverde was $116,240 in 2024, the most recent annual data available, according to the U.S. Census Bureau. This marked a -0.2% change from the previous year. At the same time, the median income stood at $112,188, reflecting a +3.5% shift over the same period.

Average household income in Bulverde
$116,240/year
-0.2% year-over-year change
Median household income in Bulverde
$112,188/year
3.5% year-over-year change

Bulverde income by age

In Bulverde, households led by residents aged 25 to 44 — usually in the early to mid stages of their careers — have a median income of $131,953. Those with someone between 45 and 64 in charge, often well established professionally, earn $111,424 overall. Overall, 97.2% of the locals in this community live above the poverty line.

Income breakdown by age
Value YoY change
25 - 44 $131,953 24.5%
45 - 64 $111,424 -6.8%
Over 65 $96,838 2.6%
Above poverty level
6,220
Below poverty level
181
Value Percent YoY
change
Above poverty level 6,220 97.2% 6.9%
Below poverty level 181 2.8% -43.4%

Average renter income in Bulverde

To get a better sense of what renters earn on average in Bulverde, their median household income was $83,737 according to 2022 Census data. In addition, the rent-to-income ratio in the area, at 25.7%, shows what portion of their earnings goes toward housing expenses.

Renter median household income
$83,737
Rent-to-income ratio
25.7%
Understanding the rent-to-income ratio can help renters gauge if local housing costs align with their earnings. A ratio under 30% usually signals affordability, while exceeding this mark means rent is taking a larger-than-recommended bite out of income. That could make it harder for you to cover other costs like transportation, healthcare, or child care.

Employment in Bulverde

Workforce and job types in Bulverde

The job market in Bulverde is powered by 2,894 working residents, spread across a range of industries and roles. 91% of the working population are employed in professional or administrative positions, while 9% are in hands-on or service-based jobs. Also, 14.9% run their own businesses, 70% are employed by private companies, and 9.7% work in the public sector.

Workforce demographics

Working population
2,894
3.1% year-over-year change
White collar
2,633
Blue collar
261
Value Percent YoY change
White collar 2,633 91% 12.0%
Blue collar 261 9% -42.8%
Employer type
Self employees
14.9%
Private companies
70%
Governmental workers
9.7%
Not for profit companies
5.4%
Value Percent YoY change
Self employees 430 14.9% -27.5%
Private companies 2,025 70% 12.0%
Governmental workers 282 9.7% 21.0%
Not for profit companies 157 5.4% -9.2%
Unemployment rate
1.4%
-8.9% year-over-year change

Available workforce

The unemployment rate in Bulverde stands at 1.4%, representing the share of the workforce currently without a job and actively looking for one.

For renters, the unemployment rate helps paint a picture of job security and financial stability in the area. Rates around 4% to 5% are considered typical. A lower-than-average rate might suggest strong job prospects and a thriving local economy, while a higher rate could hint at fewer opportunities—both useful to consider when planning a move.

Transportation in Bulverde

How people get around in Bulverde

Means of transportation
Value Percent YoY change
Car 2,415 83.8% 9.0%
Bus or trolleybus 2 0.1% 0.0%
Understanding how locals get to work can help you plan your own routine. High car usage might mean you’ll need a vehicle, while strong public transit or walkability could save you the hassle. Commute times also play a big role in quality of life—shorter trips can give you more time for the things you enjoy.

What is the median and average household income in Bulverde by zipcode?

Zipcode Population Number of households Median income Average income
78163 19,141 6,661 $140,594 $159,413

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FAQs about Bulverde demographics 

What is the total population of Bulverde?

Bulverde has a total population of 6,486 residents, according to the latest release from the U.S. Census Bureau: the 2019-2023 American Community Survey (ACS) 5-year estimates. This figure changed by +5.2% compared to a year ago.

What is the gender ratio in Bulverde?

The gender ratio in Bulverde is as follows:
  • 47.3% males (3,068 residents)
  • 52.7% females (3,418 residents)

What is the median age in Bulverde?

The median age in Bulverde is 50.2.

What is the age distribution of the population in Bulverde?

The age distribution in Bulverde is as follows:
  • Under 15: 14.5% (940 residents)
  • Ages 15-24: 10.6% (691 residents)
  • Ages 25-44: 20.3% (1,315 residents)
  • Ages 45-64: 26.5% (1,718 residents)
  • Over 65: 28.1% (1,822 residents)

What is the racial and ethnic makeup of Bulverde?

The racial and ethnic makeup of Bulverde is as follows:
  • White: 76.6% (4,969 residents)
  • Black or African American: 0% (0 residents)
  • American Indian and Alaska Native: 0.2% (15 residents)
  • Asian: 5.3% (346 residents)
  • Native Hawaiian and Other Pacific Islander: 0% (0 residents)
  • Two or More Races: 12.4% (805 residents)
  • Other: 5.4% (351 residents)

What percentage of the population in Bulverde are U.S.-born citizens?

U.S.-born citizens represent 89.4% of the population in Bulverde.

How many housing units are there in Bulverde?

There are 2,546 housing units in Bulverde, reflecting a -0.2% change compared to the previous year, according to the latest data from the U.S. Census Bureau.

How many households are in Bulverde and what is the average household size?

Bulverde has a total of 2,469 households, with an average of 3 people in each.

What is the median household income in Bulverde?

Bulverde has a median household income of $112,188, representing a +3.5% shift from the previous year, according to the U.S. Census Bureau.

What is the employment rate and job market overview for Bulverde?

The employment rate is 98.6% in Bulverde, with a workforce of 2,894 residents. Here’s a detailed breakdown of the local job market:

Job types:
  • White-collar workers: 91% (2,633 residents)
  • Blue-collar workers: 9% (261 residents)

Places of employment:
  • Self-employed: 14.9% (430 residents)
  • Private companies: 70% (2,025 residents)
  • Governmental workers: 9.7% (282 residents)
  • Not-for-profit companies: 5.4% (157 residents)

Data source & methodology

The demographic data on this page was sourced from the latest U.S. Census Bureau release—the 2019–2023 American Community Survey (ACS) 5-year estimates.

The information, issued annually, is compiled and published by the Point2Homes Research Team as soon as new data becomes available.

No representation, guarantee, or warranty is made concerning the accuracy or completeness of modified or aggregated information for particular areas.

Page last updated: September 2025