Why People Are Moving To This Affordable Town Between San Antonio And Houston

Texas doesn't stop attracting new residents. The numbers are proving it, too. From July 2022 to July 2023, the state swelled by 473,453 people; that was the biggest jump of any state per the U.S. Census Bureau's Vintage 2023 population estimates. Migration and natural increase kept pushing the growth forward. But finding the right town takes some work. You need affordability balanced against access to city perks, especially along the busy I-10 corridor linking Houston and San Antonio. DataUSA shows what that looks like in hard numbers: Austin's median property value hit $512,700 in 2023, while Houston's came in at $253,400. That gap explains the migration toward I‑10 towns where ownership is still attainable.

Seguin, the I‑10 town located 35 miles east of San Antonio and 50 miles south of Austin, has stayed markedly cheaper. The same DataUSA data showed Seguin's median property value was $227,000 in 2023 — roughly $26,400 cheaper than Houston and 55% below Austin. Part of the draw is how far a dollar stretches in Texas compared to other states. And the growth shows it: the City of Seguin reported its population jumped 7.4% to 38,789 residents as of July 1, 2024, ranking it 29th among the fastest‑growing U.S. cities. People come for the mix — low living costs and easy drives to San Antonio's offices or Austin's tech hubs via I‑10 and State Highway 130.

More homes, steadier prices — that's been the playbook. Builders pulled 745 residential permits in 2023, then 944 in 2024, according to the City of Seguin Economic Development Corporation's housing dashboard. That boosted supply. It tempered price pressure too, even as demand rose. Real Estate Center at Texas A&M University showed Seguin's median sale price reached $289,945 in 2023. Decreased to $265,499 in 2024. Months of inventory changed from 4.4 to 3.7. That is evidence of steady supply without freezing buyers out.

Taxes and programs filled in the rest. The City of Seguin's tax structure page shows a typical 2024 all‑in property tax rate of $1.9120 per $100 of valuation within Seguin ISD boundaries. The Texas Comptroller noted that voters raised the statewide homestead exemption to $100,000 for school district taxes starting in the 2023 tax year. That change cut taxable value for eligible owner‑occupants and trimmed bills on qualifying homes. It's one of several tax breaks homeowners should know about, especially when comparing mortgage interest deductions or deciding whether to itemize.

First‑time buyers got more help from the Texas State Affordable Housing Corporation. Its "Home Sweet Texas" and "Homes for Texas Heroes" programs offered 30‑year fixed loans with down payment assistance, a minimum 620 credit score, and county‑based income limits. Those eased upfront costs for qualified Seguin households. Many young buyers worry they'll never afford a home in big cities, yet programs like these keep ownership within reach.

Real amenities, good jobs, and big‑ticket infrastructure made Seguin more than just a budget pick. In Seguin, a few heavy-hitters really anchor the job market, giving residents stable work close to home. According to the Seguin Economic Development Corporation, manufacturers like Schaeffler (about 1,600 jobs) and Caterpillar (about 1,500), along with the Guadalupe Regional Medical Center at about 900, were the city's top employers in 2024. Manufacturing is the town's industrial heartbeat. The City of Seguin reported that back in 2021, nearly 30% of the entire local workforce was in the manufacturing industry — it's woven into the city's DNA. Part of this is probably why Texas ranks among states with the best economies.

The daily good life didn't stop at paychecks. Residents can access the Guadalupe River at Max Starcke Park, paddle a four‑mile trail geared to beginners, and use Park West's splash pad, bike trails and MTR Skatepark for low‑cost recreation. The city also listed multi-use trails that linked Park West to Starcke Park, Texas Lutheran University to the Seguin Public Library and Walnut Springs Park, making for quick, easy outings to plan on a weekday.

The big swing was mobility. According to the Texas Department of Transportation, a $245,194,039 project began widening I‑10 in Guadalupe County. It takes the highway from four to six lanes between FM 464 and SH 130. Completion is targeted for fall 2029 — still, the point is obvious: safer, faster trips for commuters and freight once finished.