San Antonio Housing Market 2026: What Sellers Need to Know

San Antonio is the second-largest city in Texas and one of the most affordable major metros in the state. But in 2026, the market is shifting. Inventory is climbing, homes are sitting longer, and new construction is pulling buyers away from resale properties at an accelerating pace.

This guide breaks down the latest San Antonio data, explains how the military economy shapes demand, and explores why more sellers are turning to cash offers.

San Antonio 2026 Market Overview

San Antonio's median single-family home price of $282,000 makes it the most affordable major metro in Texas — significantly below Dallas-Fort Worth ($395K), Houston ($322K), and Austin ($450K+). That affordability has fueled consistent population growth and investor interest for years. But the market dynamics are changing.

Population growth of 1.6% annually — more than three times the national average of 0.5% — continues to bring new residents to the metro. Job growth is led by the military (Joint Base San Antonio), healthcare (UTHSA, Methodist Healthcare System), cybersecurity (National Security Collaboration Center), and tourism (River Walk, the Alamo). San Antonio remains affordable, but the market is clearly shifting toward buyers.

Data sources: San Antonio Board of Realtors, Texas Real Estate Research Center, US Census Bureau, Zillow, Redfin

Price Trends: Affordability Under Pressure

San Antonio's median single-family home price of $282,000 is essentially flat year-over-year, down just 0.3%. The average sale price of $340,000 is up a modest 1.1%, pulled slightly higher by activity in newer subdivisions on the north side. On the surface, prices look stable. But dig into the details and the picture becomes more nuanced.

Price per square foot is declining in older neighborhoods — particularly in areas with aging housing stock south of downtown and along the I-35 corridor. In contrast, newer builds in master-planned communities are holding their per-square-foot values because buyers are willing to pay a premium for modern construction.

Homes across San Antonio are selling at an average of 5.8% below their original list price. That gap signals a market where sellers are overpricing and eventually capitulating. The luxury segment above $500,000 is sitting the longest, with some properties languishing 90+ days before attracting serious interest. Meanwhile, the affordable segment between $200,000 and $300,000 — the investor sweet spot — still moves, but at a noticeably slower pace than a year ago.

The military corridor homes near JBSA installations are holding value best, supported by guaranteed demand from service members and civilian employees who need housing regardless of broader market conditions.

Inventory Rising: What It Means for Sellers

Active listings in San Antonio are up 12.4% year-over-year, and months of supply has risen from 3.8 to 4.5 — approaching the 6-month threshold that traditionally marks a buyer's market. This inventory growth is being driven by two forces: more homeowners listing their properties, and builders adding new supply at an aggressive pace.

San Antonio is one of Texas's top markets for new construction permits. National builders are building at scale across the north and northwest sides of the metro, and every new home they deliver is another option for buyers who might otherwise purchase a resale property. More critically, builders are offering incentives that resale sellers simply cannot match:

• Mortgage rate buydowns to as low as 4.99% (vs. market rates near 6.5-7%)
• $15,000-$25,000 in closing cost credits
• Free upgrades — granite counters, appliance packages, landscaping

A resale seller competing against a builder offering a 4.99% rate and $20,000 in credits is fighting an uphill battle. When a buyer can get a brand-new home with a warranty and a lower effective mortgage payment, a 15-year-old resale home needs to be priced aggressively to compete. Sellers who refuse to acknowledge this reality are watching their listings sit — and accumulate carrying costs.

Days on Market: Why Homes Are Sitting Longer

The average San Antonio home is now sitting on the market for 55 days — up from 48 days a year ago. Overpriced homes, properties needing work, and anything in the luxury segment are routinely exceeding 75-90 days. And 55 days is just the time on market — add pre-listing preparation and the post-contract closing period, and a traditional sale takes 3-4 months from start to finish.

The True Cost of Time on Market

Every day your San Antonio home sits unsold, you are paying to own it. For the median-priced home, the monthly carrying costs break down as follows:

• Mortgage payment: ~$1,300/month
• Property taxes: ~$564/month
• Homeowners insurance: ~$400/month
• Maintenance and utilities: ~$250/month
• Total monthly carrying cost: ~$2,514

At $2,514 per month, a 3-month traditional sale costs you $7,542 in carrying costs alone — before agent commissions (typically 5-6% of the sale price), repairs, staging, and the potential price reductions that come when a listing sits too long. In a flat or declining market, every additional month on market means your home may be worth less than when you listed it.

The Military Economy Advantage

Joint Base San Antonio is not just a military installation — it is the largest economic engine in the metro. JBSA encompasses Fort Sam Houston, Lackland AFB, and Randolph AFB, and its combined economic impact is staggering: approximately $41 billion annually flowing into the San Antonio economy. More than 80,000 military and civilian personnel are employed across the base's installations.

This military presence creates a housing dynamic that is unique among major Texas metros. The constant cycle of Permanent Change of Station (PCS) moves means there is always a pipeline of incoming service members who need to buy or rent — and outgoing members who need to sell. This turnover generates consistent transaction volume regardless of what the broader market is doing.

The recession-resistance of this military floor is proven. During the 2008 financial crisis, when metros across the country saw home prices drop 20-40%, San Antonio prices declined only 3-5%. The military demand held. Cyber Command and NSA operations at JBSA are expanding, which means this economic anchor is getting stronger, not weaker.

For investors, this military demand floor translates to high confidence. Rental properties near JBSA installations enjoy consistently low vacancy rates, and the Basic Allowance for Housing (BAH) ensures military tenants can pay market-rate rents. This investor confidence is one reason cash transactions remain active in San Antonio even as the broader market softens.

Submarket Breakdown: North vs. South vs. West

San Antonio is a sprawling metro with distinct submarkets performing very differently in 2026. Understanding where your property sits is critical for setting realistic expectations.

North San Antonio (Stone Oak, Alamo Ranch)

Median prices range from $320,000-$420,000. This corridor has the fastest appreciation but also the most intense new construction competition. Builders deliver hundreds of new homes per quarter along the 1604 loop and Highway 281 corridor. Resale sellers here compete directly with brand-new homes offering builder incentives. Updated, well-priced homes will sell — but bidding wars are over.

South San Antonio (Brooks, Mission Area)

The most affordable submarket at $180,000-$240,000, South SA has the highest investor activity in the metro. Brooks (formerly Brooks AFB) is bringing revitalization, but much of the south side has older housing stock. Cash buyers are most active here — purchasing properties that traditional buyers overlook due to deferred maintenance or outdated floor plans.

West San Antonio (Helotes, Lackland Corridor)

Median prices of $260,000-$340,000. Proximity to Lackland AFB drives steady military demand, and Helotes has emerged as a desirable family community. This submarket benefits from military buyers without the intense new construction pressure of the north side. Homes hold value well.

Northeast (Schertz, Cibolo, New Braunfels)

Median prices of $270,000-$330,000 in these growing Comal and Guadalupe County communities. Strong family market with well-rated school districts. A key advantage: Comal County property taxes are lower than Bexar County. Proximity to Randolph AFB adds military demand.

Downtown and Inner Ring

Revitalization along the River Walk, Pearl District, and Southtown is pushing prices higher. Supply is limited, which supports pricing. However, the buyer pool for urban SA is smaller and more niche — if that specific buyer is not in the market, wait times can be long.

New Construction: The Competition You Can't Ignore

San Antonio has issued over 15,000 new home permits recently, making it one of Texas's most active new construction markets. D.R. Horton, Lennar, and Meritage Homes are all operating at scale — particularly on the north and northwest sides.

New builds offer buyers a compelling package that resale homes struggle to match:

• Structural warranty — 1-2 years bumper-to-bumper, 10 years structural
• Energy efficiency — modern insulation, windows, and HVAC lowering utility costs
• Builder financing — rate buydowns, closing credits, and upgrade packages
• Move-in ready — no deferred maintenance, no surprises

For resale sellers, the math is brutal. A buyer comparing a 2010-era home needing a new roof and kitchen updates against a brand-new home with a 4.99% rate and $20,000 in credits will choose the new build. Properties with outdated kitchens, aging roofs, or cosmetic issues are losing to new construction at an alarming rate.

This pushes more sellers toward cash. Investors buy the homes new-build buyers will not touch — properties needing work, with deferred maintenance, or lacking curb appeal. For sellers who cannot invest $30,000-$50,000 in renovations to compete with builders, a cash sale is often the most practical path.

Why Cash Sales Are Growing in San Antonio

Cash transactions are rising as a percentage of total San Antonio home sales, driven by a convergence of market forces that make the traditional sales process increasingly difficult for sellers.

Speed and Certainty in a Shifting Market

When inventory is rising and days on market are increasing, time is the enemy of sellers. Every additional week on market costs money in carrying costs and risks further price softening. Cash offers provide what the traditional market increasingly cannot: a definitive close date, guaranteed proceeds, and no risk of deal collapse from financing contingencies or appraisal gaps.

Military PCS Urgency

Service members receiving PCS orders often have rigid timelines. When you need to report to a new duty station in 30-60 days, waiting 55+ days for a traditional sale is not an option. Cash sales that close in 7-14 days align with military timelines, and military sellers are increasingly choosing cash marketplaces over the uncertainty of a traditional listing.

New Construction Is Making Traditional Sales Harder

When buyers have the option of a brand-new home with builder financing, resale properties — especially those needing work — face an uphill battle in the traditional market. Sellers who have been sitting on market for weeks or months without competitive offers are discovering that the cash investor market provides a reliable alternative.

Competition Drives Better Offers

A single "we buy houses" company has zero incentive to offer a fair price. But a marketplace that broadcasts your property to 500+ competing investors changes the dynamic entirely. When investors know they are bidding against each other, they cannot lowball. San Antonio's affordability, military demand, and strong rental fundamentals mean investors are highly motivated to win — pushing offers higher even in a softening market.

Frequently Asked Questions

Is it a good time to sell in San Antonio in 2026?

San Antonio's market is softening with rising inventory and longer days on market, but the military economy provides a demand floor that most metros lack. JBSA's $41 billion annual economic impact and constant PCS turnover keep buyer activity steady. However, the longer you wait, the more you pay in carrying costs — mortgage, taxes, insurance, and maintenance add up to over $2,500 per month. If you need certainty, cash offers close in 7-14 days. If you can wait and your home is priced competitively, traditional sales are still viable but expect 55+ days on market.

Are San Antonio home prices dropping?

The median single-family price is essentially flat at $282,000, down just 0.3% year-over-year. The luxury segment above $500,000 is experiencing more significant price pressure and longer days on market. The affordable segment between $200,000 and $300,000 remains the most active, supported by investor demand and military buyers. A major price crash is unlikely given San Antonio's military economic floor and strong population growth of 1.6% annually.

How long does it take to sell a house in San Antonio?

The average days on market in San Antonio is 55 days — up from 48 days a year ago. Add pre-listing preparation and the closing period, and a traditional sale takes 3-4 months from decision to cash in hand. Overpriced homes and properties needing work are sitting significantly longer as buyers choose new construction instead. Cash sales through a marketplace can close in 7-14 days.

How is new construction affecting San Antonio resale values?

New construction is one of the biggest challenges facing San Antonio resale sellers. With over 15,000 new home permits issued recently, builders like D.R. Horton, Lennar, and Meritage are competing aggressively with rate buydowns to 4.99%, $15,000-$25,000 in closing cost credits, and free upgrades. Resale homes — especially those needing cosmetic updates, roof work, or kitchen renovations — are losing buyers to new builds. This is pushing more sellers toward cash buyers who purchase homes that new-build buyers will not consider.

Why are investors buying so many San Antonio homes?

San Antonio's $282,000 median price makes it the most affordable major metro in Texas, which means better cash-on-cash returns for investors. The military economy provides recession-resistant rental demand — 80,000+ military and civilian JBSA personnel need housing. Population growth of 1.6% annually outpaces the national average by 3x. Strong rental demand, affordable entry points, and a military demand floor make San Antonio one of the most attractive investor markets in the Sun Belt.

See What San Antonio Investors Will Pay for Your Home

San Antonio's market is shifting, but investor demand remains strong — driven by affordability, the military economy, and population growth. Whether your home is in Stone Oak, the south side, or near Lackland, cash investors are actively buying. The question is whether you are getting competitive offers from multiple buyers — or settling for a single lowball.

Disclaimer: This article is for informational purposes only and does not constitute legal, tax, or financial advice. Real estate market conditions, laws, and tax rules vary and change frequently. Data cited reflects available sources as of February 2026. Consult with a Texas real estate attorney or financial professional for advice specific to your situation.