ZIP Code 78609 — Buchanan Dam CDP, TX Demographics & Data

ZIP code 78609 covers Buchanan Dam, TX in Llano County with a population of about 1,826.

At a glance, the area shows median age of 63.4 versus a U.S. median of about 38.9.

It sits in telephone area codes 325, 512, 737; U.S. House district TX-11; the AUSTIN media market.

Buchanan Dam, TX fits a retirement-oriented profile (high share of residents 65+ (45.1%)). Residents and relocators commonly research healthcare access, everyday amenities (dining, personal services), and housing costs rather than tech or campus life.

Median household income in ZIP 78609 is about $60,663 — about 19% below the U.S. median ($75,149).

On socioeconomic markers, US5 shows a poverty rate of 12.7%; unemployment rate near 0.9%; 26.8% of adults with a bachelor’s degree or higher (about 7.0 points below the national share (33.7%)).

Labor and commute patterns include leading industry context around Healthcare, Other services, and Mining; about 5.3% of workers reporting work-from-home (about 9.9 points below the U.S. share (15.2%)); a mean commute of about 180.0 minutes (U.S. average near 26.8).

Median home value is about $276,100 — about 21% below the U.S. median home value ($348,079).

Housing tenure and rents show median gross rent around $740 (about 36% below the U.S. median rent ($1,163)), and owner-occupancy near 80.5% (about 15.1 points above the national owner-occupancy rate (65.4%)).

To comfortably buy a median-priced home in ZIP 78609 in Buchanan Dam, TX, a household would need roughly $76,000 in annual income under a 20% down, 30-year loan at 6.8% (illustrative), keeping housing costs near 28% of income. Estimated monthly PITI is about $1,774. That is about 25% above the local median household income ($60,663), so the median earner would likely stretch or need a larger down payment. Rates, taxes, insurance, and HOA fees vary — treat this as a planning estimate, not a lender quote.

FEMA’s National Risk Index rates natural-hazard risk for Buchanan Dam CDP, TX as Relatively Low (composite score 70.4), which is elevated versus much of the country. The strongest component scores on US5 are flood (82.5) and wildfire (80.2). These scores are county-linked NRI values published for planning context — all ZIP codes in the same county share the same composite score on US5. Useful when comparing insurance and disaster exposure across areas, not a substitute for a parcel-level flood or fire determination.

Climate normals for Buchanan Dam CDP, TX show little to no average snow and around 27.6 inches of annual precipitation.

IRS migration statistics show a net inflow of about 86 for ZIP 78609 (Buchanan Dam CDP, TX) on US5’s published series — a signal of people/tax filers moving in relative to those leaving. Inflows often track job growth, housing demand, or lifestyle migration; treat the figure as a directional indicator rather than a precise headcount.