Best Places77904, TX Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood inside ZIP code 77904, scored on 40 measures of daily life and ranked to fit what matters to you. This page is for people who live here or already know they want to. To work out which city fits you best, start with the best places to live tool.
77904 ranks 14,415th of 33,110 U.S. zip codes on the BestNeighborhood index. It scores highest on low taxes by a wide margin, and summer heat is the weak spot.
The best neighborhoods in 77904
BestNeighborhood is the only ranking that scores 40 measures of daily life neighborhood by neighborhood and lets you re-weight every one of them yourself.
77904's strengths and weaknesses
Where 77904 ranks high
- Low income/sales/gas taxBetter than 91% of zip codes
- Cell coverageBetter than 88% of zip codes
- Cheap childcare$572 a month, better than 87% of zip codes
- Air qualityBetter than 83% of zip codes
- State fiscal healthBetter than 82% of zip codes
Where 77904 ranks low
- Heat safetyBetter than only 4% of zip codes
- Disaster safetyBetter than only 10% of zip codes
- Low property taxBetter than only 13% of zip codes
- Tree shadeBetter than only 20% of zip codes
- Healthcare accessBetter than only 25% of zip codes
What it costs to buy a home in 77904
A household needs to earn about $75,000 a year to comfortably buy the median 77904 home, at 20% down and today's 30-year rate. That is below the area's own median income of $84,495, so a typical household can afford the median home outright.
Where the monthly payment goes
Assumes a 20% down payment, a 6.6% 30-year fixed rate, and a 28% share of income going to the payment. The rate is the 2026-07-23 30-year fixed average, series MORTGAGE30US from the St. Louis Fed, which publishes Freddie Mac's weekly survey. Against the median home value, property tax uses 77904's effective rate of 1.50%, and insurance is estimated at 0.4% of home value a year.
Renting versus buying
At today's prices, buying tends to cost more than renting for about the first 7 years, then pulls ahead as rent keeps rising and the mortgage builds equity. The chart tracks the running cost of each.
Who lives in 77904
77904's age mix sits close to the national median.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for 77904.
Who works in 77904, and how
Work in 77904 centers on health care & social and manufacturing. Unemployment is low, and employment has held roughly flat.
Largest industries
How people get to work
- Drive or carpool 85%
- Work from home 12%
- Transit, walk, or bike 3%
Life in 77904
77904 has more restaurants and bars per resident than 72% of zip codes. That concentrates in some parts of 77904 and thins out in others, which the map shows.
What the weather is like in 77904, month by month
77904 sees roughly 122 pleasant days a year. July highs average about 96 degrees. January highs sit near 70, with lows near 43. The comfortable stretch runs October through April.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 70° | 55° | 43° |
| April | 84° | 71° | 59° |
| July | 96° | 84° | 75° |
| October | 88° | 72° | 60° |
Flying in and out of 77904
The nearest airport, Victoria Regional, is about 5 miles away and is a small airport. The nearest major hub is San Antonio International, about 100 miles away.
The best schools in and around 77904
Schools across 77904 average a C+, better than 47% of zip codes.
Top elementary schools
- Nursery ElA · 63% proficient
- Vickers ElB+ · 51% proficient
- Ella Schorlemmer ElB− · 44% proficient
Top middle schools
- Harold Cade MiddleB− · 42% proficient
- Howell MiddleC · 34% proficient
- Stroman MiddleD− · 18% proficient
Top high schools
- Victoria West H SC+ · 37% proficient
- Victoria East H SC · 34% proficient
- Victoria Regional Juvenile Justice CenterD− · 14% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every 77904 school and its grade on SchoolGrade.
77904 measure by measure
Cards are ordered by how much each measure matters to you, so the ones you weighted highest come first. Expand to see every measure. Percentages compare 77904 against the other 33,109 zip codes.
Who 77904 suits
Remote workers
Cost of living against local pay beats 74% of zip codes, internet is fast and widely advertised, and 12% already work from home.
Common questions about living in 77904
Is 77904 a good place to live?
Using BestNeighborhood's default rankings, 77904 ranks 14,415th of 33,110 zip codes. It scores highest on low taxes, cell coverage, and affordable childcare, and lowest on summer heat and disaster risk. How good it is for you depends on which of those you weight most, which the map lets you set.
Is 77904 expensive to live in?
The median home is worth $262,396. The overall cost of living runs about 15% below the national average. Set against a $84,495 median income, cost of living beats 74% of zip codes.
Is 77904 safe?
77904 is safer than 35% of zip codes. Safety varies a lot by neighborhood. Crime costs an estimated $464 per resident a year.
What is the weather like in 77904?
July highs average about 96 degrees, and January highs near 70 with lows near 43. That works out to about 122 pleasant days a year, more than 77% of zip codes.
Is 77904 good for families?
Schools beat 47% of zip codes, crime safety beats 35%, and childcare runs $572 a month.
Compare 77904 with other zip codes
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to 77904. Scores are absolute rather than ranked, which means a 60 in 77904 represents the same real quantity as a 60 anywhere else, and the ranking is a weighted average of those absolutes. The map colors come from a national scale calibrated against a population weighted random sample of 5,000 neighborhoods. That absolute scoring is what no other places-to-live ranking does: it puts a single neighborhood, a town, a metro, and a state on one scale, so the same 40 measures answer both which metro to move to and which street inside it to buy on. Read the full methodology.
77904 detail on BestNeighborhood maps:
- Walk Grade for 77904: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in 77904: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of 77904: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in 77904: carrier by carrier coverage behind the cell score.
77904 detail on related sites:
- CrimeGrade: neighborhood crime rates behind the crime safety score.
- ISPreports.org: provider by provider internet availability and advertised speeds.
- CoverageWatch: the car insurance premiums behind the cheap car insurance score.
Federal and public data:
- U.S. Census Bureau American Community Survey: income, home value, rent, vacancy, commute time and mode, educational attainment, home age, age structure, household type, industry, and race.
- NOAA Global Surface Summary of the Day: the daily station record behind the monthly temperatures and the pleasant-day count.
- FAA Passenger Boarding Data: airport size and annual passenger counts.
- Freddie Mac Primary Mortgage Market Survey: the 30-year fixed rate used in the cost-to-buy estimate.
- FBI Crime Data Explorer: reported offenses behind the tangible crime cost estimate.
- U.S. EPA Air Quality System: five year average air quality index.
- FEMA National Risk Index: expected annual loss from natural hazards.
- CDC PLACES: disease burden, preventable risk, and barriers to care.
- National Center for Education Statistics: school enrollment and assessment inputs behind the school grade.
- FCC National Broadband Map: internet and wireless availability.
- U.S. Bureau of Labor Statistics: employment and job growth behind the local economy score.
- Religious activity uses a proprietary religious signal measurement.
Your priorities
Move a slider to say how much a measure matters. Zero turns it off.