San Antonio Housing Market Forecast 2026: What Buyers, Sellers and Military Families Need to Know (August Update)
LAST UPDATED: AUGUST 3, 2026 | BY CHRISTOPHER BEAL, U.S. ARMY VETERAN & REALTOR
Key Takeaways
- The last 1,000 Bexar County single-family closings through August 3, 2026 carry a median price of $304,450, an average of 79 days on market, and a 97.8 percent sale-to-list ratio at roughly $166 per square foot.
- The median active list price is $310,404 - about 2 percent above the median closing price. Sellers are still asking slightly more than the market is paying.
- Active listings average 57.7 days on market against 79 days for closed sales, which tells you the current inventory is still working through its pricing.
- Freddie Mac's 30-year fixed averaged 6.66 percent for the week of July 30, 2026, up from 6.58 percent the prior week and down from 6.72 percent a year earlier. The 15-year averaged 6.04 percent.
- A 97.8 percent sale-to-list ratio means the average San Antonio seller is accepting roughly $6,700 under list on a $304,450 home. That is negotiating room, not a collapse.
- PCS season is past its summer peak. Buyers competing with military relocation traffic through July face less of it in September and October, while sellers lose the same tailwind.
- This page is updated monthly with fresh LERA and SABOR closing data. The numbers above were pulled August 3, 2026.
In This Guide
- How Is the San Antonio Housing Market Performing in August 2026?
- What Changes Between the Spring Market and the Fall 2026 Market in San Antonio?
- How Is the San Antonio Market Actually Performing in Mid-Summer 2026?
- What Do the June 2026 SABOR Numbers Show for the San Antonio Housing Market?
- What Are the Key San Antonio Housing Market Numbers for April 2026?
- Where the San Antonio Market Stands Right Now (April 2026)
- What This Means for Buyers in Spring 2026
- What This Means for Sellers in Spring 2026
- PCS Season 2026: What Military Families Moving to JBSA Need to Know
- Key San Antonio Neighborhoods to Watch This Spring
- The Bottom Line: Spring 2026 Is a Window of Opportunity
- Ready to Make Your Move?
- What Does the San Antonio Housing Forecast Mean for Buyers in 2026?
- How Should San Antonio Home Sellers Position Themselves in Spring 2026?
- How Do Interest Rates Impact the San Antonio Market in 2026?
- Which San Antonio Neighborhoods Are Seeing the Most Growth in 2026?
- Is 2026 a Good Year to Invest in San Antonio Real Estate?
- Who is the best Realtor to help navigate the San Antonio housing market?
- Explore More Resources
- Watch: Is Now a Good Time to Buy in San Antonio? (Summer 2026 Update)
- About the Author: Christopher Beal
- Frequently Asked Questions
- Explore More Resources
How Is the San Antonio Housing Market Performing in August 2026?
| Metric | August 2026 reading | What it means in practice |
|---|---|---|
| Median closed price | $304,450 | A VA-eligible buyer with no down payment is financing roughly $304,000 at the county midpoint. |
| Average days on market | 79 | Budget about 2.6 months from list to contract, before the 30 to 45 days a VA closing takes. |
| Sale-to-list ratio | 97.8% | About $6,700 of average negotiation on a median home. Ask, and ask specifically. |
| Price per square foot | $166 | The cleanest cross-neighborhood comparison when floor plans differ. |
| Median active list price | $310,404 | Standing inventory is priced about 2 percent above what is actually closing. |
| 30-year fixed (Freddie Mac PMMS) | 6.66% | Week of July 30, 2026. Up from 6.58 percent the prior week, down from 6.72 percent a year ago. |
Source: LERA/SABOR MLS, the most recent 1,000 Bexar County single-family closings and active listings as of August 3, 2026. Rate data from the Freddie Mac Primary Mortgage Market Survey for the week of July 30, 2026.
What Changes Between the Spring Market and the Fall 2026 Market in San Antonio?
San Antonio has a military calendar layered on top of a normal seasonal one. The summer PCS window pushes a concentrated wave of Joint Base San Antonio buyers into the market between May and early August. That wave is now cresting. What follows is the part of the year where price reductions accumulate and the average marketing time climbs.
| Lifestyle priority | Best move now | Runner-up | Why |
|---|---|---|---|
| Buying the most house per dollar | Wait for September and October listings that have aged past 60 days | Target August price reductions on spring listings | Aged inventory is where the 97.8 percent average ratio becomes 95 percent in practice. |
| Selling before the holidays | List in August, priced at the closed comps | List in early September | A 79-day average marketing time means an August list lands under contract near the end of October. |
| Selling on PCS orders | Price at or slightly below the closed median from day one | Pre-list preparation before orders are final | A 60-day report window does not survive a 79-day average marketing time plus closing. |
| Maximizing negotiating leverage | Ask for a rate buydown rather than a price cut | Ask for closing costs | At 6.66 percent, seller-paid points move the monthly payment further than the same dollars off price. |
The concession point deserves emphasis. A VA buyer can accept up to 4 percent in seller concessions. On a $304,450 purchase that is roughly $12,178, and applied as a permanent rate buydown it does more for a monthly payment than an equivalent price reduction would. In a market averaging 79 days on market, sellers are increasingly willing to have that conversation.
Market Update -- August 3, 2026
Refreshed August 3, 2026 with the latest SABOR/LERA MLS figures: across the most recent 1,000 City of San Antonio residential closings (May 13 - August 3, 2026), the median sale price was $295,500, homes averaged 79 days on market, and sellers captured roughly 97.1% of list price. Active listings show a median asking price of $315,495. The full June 2026 market check is in the new section below; the spring framework still holds: steady prices, real selection for buyers, and accurate pricing winning for sellers.
How Is the San Antonio Market Actually Performing in Mid-Summer 2026?
As of mid-July 2026, San Antonio's median close price sits at $310,950, homes average 72 days on market, and sellers accept roughly 98 percent of list price -- a balanced market that still rewards prepared buyers.
The mid-summer numbers confirm the spring forecast: San Antonio is holding steady as a balanced, negotiable market. Here is the July 2026 check-in, pulled directly from closed MLS data, so you can compare it against the projections below.
| Metric | April 15 - July 14, 2026 |
|---|---|
| Median close price | $310,950 |
| Average close price | $358,444 |
| Average days on market | 72 |
| List-to-sale ratio | 98.0% |
| Average price per square foot | $165 |
| Median active list price | $314,990 |
Source: LERA MLS closed-sale data, April 15 - July 14, 2026 -- the 1,000 most recent closes inside San Antonio city limits.
For military buyers, the practical read is simple: at a 98 percent list-to-sale ratio, a well-structured VA offer with seller-paid closing costs is landing in most sub-markets. I walk through the BAH math in my 2026 JBSA BAH rates guide, or call me at (210) 882-8583 for numbers specific to your pay grade and installation.
What Do the June 2026 SABOR Numbers Show for the San Antonio Housing Market?
The mid-June data confirms the balanced-market story. Across the most recent 1,000 residential closings inside the City of San Antonio (May 13 - June 12, 2026), prices are holding just under the $300K line while the average closing captured 97.1% of list. Active sellers are asking a median $315,495, which keeps the pricing conversation honest: correctly priced homes still move first during PCS season.
| Indicator (June 2026) | Value |
|---|---|
| Median close price (sold sample) | $295,500 |
| Average close price (sold sample) | $346,746 |
| Average days on market (sold) | 79 |
| List-to-sale price ratio | 97.1% |
| Median list price (active listings) | $315,495 |
| Average days on market (active) | 56 |
Source: SABOR/LERA MLS RESO data, 1,000 most recent residential closings and 1,000 active listings, City of San Antonio, May 13 - June 12, 2026. Accessed June 12, 2026.
Planning a move around these numbers? See our JBSA report-date timeline for listing, buying, and closing, the 60-day PCS seller timeline, and the keep-sell-or-rent decision framework for families with orders in hand.
Last Updated: July 13, 2026
Whether you're a first-time buyer eyeing VA loan benefits, a military family PCSing to Joint Base San Antonio, or a homeowner wondering if now is the right time to sell -- the spring 2026 San Antonio housing market is moving fast, and the data tells a clear story.
Weekly closings just surged to 633 -- one of the highest single-week totals in recent history -- while median home prices are up 2.4% year-over-year. Below, Christopher Beal (a Top 25 San Antonio Realtor, Army veteran, and 6x eXp ICON Agent) breaks down exactly what these numbers mean for your next move.
Call (210) 882-8583 for a free, personalized market consultation today.
What Are the Key San Antonio Housing Market Numbers for April 2026?
As of early April 2026, the San Antonio housing market shows continued stabilization with improving conditions for both buyers and sellers. Late March LERA MLS data confirmed spring acceleration with weekly closings surging to 633 -- one of the highest single-week totals in recent history. Here are the key data points driving decisions right now:
| Market Indicator | April 2026 | March 2025 (YoY) | Trend |
|---|---|---|---|
| Active Listings | ~5,100 | ~4,067 | up +18% YoY |
| Median Days on Market | 36 days | 44 days | down Faster |
| Median Home Price (Metro) | ~$305,000 | ~$291,000 | up +2.4% YoY |
| List-to-Sale Price Ratio | 97.9% | 96.9% | up Sellers regaining ground |
| Months of Supply | 3.0 months | 3.8 months | down Tightening |
| VA Loan Share of Closings | ~19% | ~17% | up VA buyers more active |
The most significant development for Spring 2026 is the compression in months of supply -- from 3.8 to 3.0 months -- indicating the market is tightening ahead of PCS season. Military families with orders arriving in March-April 2026 should begin their home search immediately. Contact Christopher Beal at (210) 882-8583 for a current market briefing specific to your budget and base assignment.
Searching for the latest on the San Antonio housing market in 2026? Whether you're a first-time buyer using a VA loan, a seller weighing your options, or a military family preparing for a PCS to JBSA this spring, this forecast breaks down exactly where the market stands right now and what to expect heading into the busiest buying season of the year.
This analysis comes from Christopher Beal, a U.S. Army veteran, 6x eXp ICON Agent, 3x San Antonio Business Journal Top 25 Realtor (#13 in 2024, #14 in 2025, 2026 winner), and 3x Platinum Top 50 Awardee. Christopher is also a 2x RateMyAgent Agent of the Year, Five Star Professional 2026, and Real Producers Top 100 honoree. As the founder of Veteran Real Estate San Antonio: The Beal Group, I work with buyers, sellers, and military families across San Antonio, Helotes, Boerne, Fair Oaks Ranch, Castroville, and the Texas Hill Country every single day.
Where the San Antonio Market Stands Right Now (April 2026)
San Antonio's housing market has shifted into what analysts call a balanced market heading into spring 2026. After years of extreme seller advantage, the pendulum has moved back toward center. Here's what the data shows:
- Median home price: Approximately $290,000-$315,000 depending on the data source and property type (Redfin, LERA MLS, Norada Real Estate). Prices are up a modest 2-4% year-over-year -- healthy, sustainable growth.
- Inventory: Approximately 5,100 active listings in the San Antonio metro, with supply up 18% year-over-year compared to the tight conditions of 2022-2024. Months of supply has tightened to 3.0 months as spring demand absorbs new inventory -- still favorable for buyers compared to 2021-2022, but trending toward sellers.
- Days on market: Homes are averaging 36 days on market -- down from 44 days a year ago, reflecting spring acceleration. Well-priced homes in desirable areas are moving fast, but buyers still have more time than the sub-30-day frenzy of 2021-2022.
- Sale-to-list price ratio: Around 97.9%, meaning sellers are recovering nearly full asking price -- up from 96.9% a year ago. Properly priced homes are holding their value, though overpriced listings still see price reductions.
The takeaway: San Antonio is no longer a blind bidding-war market. Buyers have real leverage for the first time in years, and sellers who price correctly and market aggressively still win.
What This Means for Buyers in Spring 2026
If you've been sitting on the sidelines, spring 2026 is one of the best buying windows San Antonio has offered since before the pandemic. Here's why:
More homes to choose from. Inventory is up, giving you options across price points. Whether you're looking at starter homes in the $250K range or luxury properties in Boerne and Fair Oaks Ranch, there's selection that didn't exist 18 months ago.
Negotiation power is back. With homes sitting longer and price reductions common, you can negotiate closing cost credits, repairs, and price adjustments. This is especially valuable for VA loan buyers who want to minimize out-of-pocket costs.
Mortgage rates are stabilizing. The average 30-year VA loan rate is hovering around 5.50%-6.38% as of early April 2026, with Veterans United quoting 5.50% and Bankrate averaging 6.38%. While not the sub-3% rates of 2021, these are significantly better than the 7%+ peaks of 2023. And remember: VA loans require zero down payment, which means your buying power stretches further than conventional buyers.
Need help calculating what you can afford with your BAH? Check out our 2026 JBSA BAH Rates guide for current allowances by pay grade.
| Market Metric | Spring 2025 | Spring 2026 | Change |
|---|---|---|---|
| Median Home Price | $295,000 | $310,500 | +5.3% |
| Average Days on Market | 45 | 36 | -20% |
| Active Listings | 5,800 | 5,200 | -10.3% |
| Months of Inventory | 3.2 | 2.8 | -12.5% |
| VA Loan Usage Rate | 18% | 21% | +3 pts |
What This Means for Sellers in Spring 2026
Sellers: the days of listing a home on Thursday and having 12 offers by Sunday are over. But that doesn't mean the market is bad for you -- it means strategy matters more than ever.
Pricing is everything. Overpriced homes sit. Correctly priced homes still move within 30-45 days. Work with an agent who understands hyperlocal pricing, not someone who's guessing based on Zillow estimates.
Marketing separates winners from the rest. Professional photography, video walkthroughs, targeted digital advertising, and exposure to the military relocation pipeline are non-negotiable in this market. Your home needs to stand out in a sea of inventory.
Spring is your best window. Buyer activity peaks March through June, especially in San Antonio where PCS season brings thousands of military families to town. List now to capture that demand. Waiting until summer means competing with even more inventory.
Thinking about selling? Start with our home selling strategy page to understand what your home is worth in today's market.
PCS Season 2026: What Military Families Moving to JBSA Need to Know
PCS season is about to hit full stride. If you've received orders to Joint Base San Antonio -- whether Lackland AFB, Fort Sam Houston, or Randolph AFB -- here's your spring 2026 market reality check:
You have more leverage than PCS buyers have had in years. The balanced market means you're not competing against 10 other offers on every home. You can take your time, request seller concessions, and use your VA loan benefit to its fullest potential.
2026 BAH rates decreased slightly (about 2.9%) from 2025 across most pay grades at JBSA. But with home prices holding relatively steady and mortgage rates in the mid-5% range, your purchasing power is solid. Most E-6 and above families with dependents can comfortably qualify for homes in the $275K-$375K range using VA financing alone.
Start your search early. Peak PCS season (May-August) sees approximately 4,500 shipments through JBSA. Movers and lenders book up fast. If you have orders in hand, connect with a Military Relocation Professional now -- not in June.
For a full breakdown of the best areas near each installation, read our Best Neighborhoods Near JBSA guide.
Key San Antonio Neighborhoods to Watch This Spring
Not sure where to start your search? Here are areas showing strong value, demand, and long-term growth potential heading into spring 2026:
- Helotes: Family-friendly with top-rated Northside ISD schools, quick access to Lackland, and homes in the $300K-$450K range. Strong resale demand from military and civilian buyers alike.
- Boerne: Hill Country living with a small-town feel, excellent schools, and a growing luxury market. Ideal for O-4+ families or anyone seeking space and quality of life.
- Schertz / Cibolo: Northeast corridor near Randolph AFB with newer construction, competitive pricing, and easy commutes. Popular with first-time VA buyers.
- Alamo Ranch: Master-planned community on the far west side with strong amenities, retail access, and solid appreciation history. 20-25 minute commute to Lackland.
- Fair Oaks Ranch: Low-density Hill Country community with luxury homes, excellent schools, and a peaceful environment. Great for families wanting elbow room.
Explore detailed community profiles on our San Antonio Areas page.
The Bottom Line: Spring 2026 Is a Window of Opportunity
The San Antonio housing market in spring 2026 is balanced, stable, and full of opportunity for buyers and sellers who approach it with the right strategy and the right team.
For buyers -- especially VA loan users and PCS families -- this is the most favorable market you've seen in years. More inventory, more negotiating power, and competitive rates.
For sellers -- spring demand is coming, but you need sharp pricing and aggressive marketing to capture it. The homes that sell fastest are the ones that are priced right and marketed professionally from day one.
Whether you're buying, selling, or relocating to JBSA, The Beal Group is here to help you make the most of this market.
Ready to Make Your Move?
Christopher Beal, Realtor
Veteran Real Estate San Antonio: The Beal Group
eXp Realty
Call/Text: (210) 882-8583
Email: [email protected]
Website: www.veteranrealestatesa.com
U.S. Army Veteran - VA Loan Specialist - Military Relocation Professional (MRP) - 3x SABJ Top 25 - 3x Platinum Top 50 - 6x eXp ICON - Five Star Professional - 2x RateMyAgent AOTY - Real Producers Top 100
What Does the San Antonio Housing Forecast Mean for Buyers in 2026?
For buyers entering the San Antonio real estate market in spring 2026, the forecast signals both opportunity and urgency. While home prices have appreciated roughly 5 percent year-over-year, San Antonio remains significantly more affordable than Austin, Dallas, and Houston. The median home price of approximately $310,500 still offers excellent value for families relocating to the area, particularly military families using VA loan benefits at Joint Base San Antonio.
Inventory has tightened compared to 2025, with active listings dropping by about 10 percent. Homes in desirable neighborhoods like Helotes, Boerne, Fair Oaks Ranch, and the Alamo Ranch corridor are moving faster than the metro average. Buyers who are pre-approved and working with an experienced local Realtor will have a clear advantage in multiple-offer situations. For veterans and active-duty service members, the VA loan remains the most powerful homebuying tool available, offering zero down payment, no private mortgage insurance, and competitive interest rates.
Considering buying a home in San Antonio this spring? Contact Christopher Beal at (210) 882-8583 for expert guidance from a veteran-owned real estate team. Visit veteranrealestatesa.com to start your home search today.
How Should San Antonio Home Sellers Position Themselves in Spring 2026?
Sellers in the San Antonio housing market are in a favorable position heading into spring 2026. With inventory declining and buyer demand remaining strong, well-priced homes in good condition are selling faster than at any point in the past 18 months. The average days on market has dropped to 36 days, down from 45 days a year ago, and homes with strategic upgrades and professional marketing are often going under contract within the first two weeks.
However, sellers should avoid overpricing based on 2021 or 2022 peak comparisons. The market has normalized, and buyers in 2026 are more informed and cautious about overpaying. The key to maximizing your sale price is working with a Realtor who understands hyper-local pricing trends, invests in professional photography, and leverages digital marketing to reach the largest possible buyer pool. Christopher Beal and The Beal Group have consistently ranked among the San Antonio Business Journal Top 25 Agents, and our data-driven marketing approach ensures your home gets maximum exposure.
Pricing your home correctly from day one is critical. Overpriced listings that sit on the market for 60-plus days often end up selling for less than they would have if priced accurately at launch. The Beal Group provides complimentary market analyses and strategic pricing consultations for San Antonio homeowners. We believe in earning your business through expertise, not pressure.
How Do Interest Rates Impact the San Antonio Market in 2026?
Interest rates remain one of the most significant factors shaping the San Antonio housing market forecast for spring 2026. After peaking above 7.5 percent in late 2023, mortgage rates have gradually eased into the mid-6 percent range -- averaging 6.46% as of April 2, 2026 (Freddie Mac). While not as low as the pandemic-era rates that fueled the 2020-2022 boom, current rates are more manageable and have helped stabilize buyer demand across the metro area.
For VA loan borrowers, the picture is even brighter. VA mortgage rates consistently run 0.25 to 0.50 percent lower than conventional rates, giving veteran homebuyers a meaningful monthly payment advantage. Combined with zero down payment and no PMI, the VA loan benefit makes homeownership in San Antonio highly accessible for military families stationed at JBSA-Lackland, Fort Sam Houston, and Randolph AFB. The Beal Group has helped hundreds of VA buyers navigate the current rate environment and secure homes at prices that make long-term financial sense.
Want to know what you can afford in today's market? Call Christopher Beal at (210) 882-8583 for a personalized buying power analysis. As a 6x eXp ICON Agent, 2x RateMyAgent Agent of the Year, and fellow veteran, Chris will help you understand exactly how far your budget goes in San Antonio.
Which San Antonio Neighborhoods Are Seeing the Most Growth in 2026?
Several San Antonio neighborhoods and surrounding communities are experiencing above-average growth and demand heading into spring 2026. The far northwest corridor, including Helotes, Balcones Creek, and the Potranco Road developments, continues to attract families seeking newer construction and Hill Country views at competitive prices. Boerne and Fair Oaks Ranch remain top choices for luxury and semi-rural living with easy access to Loop 1604 and I-10.
On the northeast side, neighborhoods near Randolph AFB and the Forum shopping district are popular with military families due to their proximity to base, strong school districts, and growing retail and dining options. The south side of San Antonio, traditionally more affordable, is also seeing renewed interest from first-time buyers and investors as infrastructure improvements and new commercial developments increase property values.
For military families, choosing a neighborhood near JBSA installations remains a top priority. The Beal Group specializes in matching military buyers with communities that offer the best combination of commute time, school quality, home value, and lifestyle amenities. Our military relocation guide provides neighborhood-by-neighborhood breakdowns for every JBSA installation.
| Neighborhood | Median Price | Avg Days on Market | YoY Growth |
|---|---|---|---|
| Helotes | $385,000 | 32 | +6.1% |
| Boerne | $425,000 | 40 | +4.8% |
| Alamo Ranch | $340,000 | 28 | +5.9% |
| Schertz / Cibolo | $305,000 | 35 | +4.2% |
| Converse / Live Oak | $265,000 | 30 | +5.5% |
Is 2026 a Good Year to Invest in San Antonio Real Estate?
San Antonio continues to rank among the top real estate investment markets in Texas and the nation heading into 2026. The combination of strong population growth, a diversified economy anchored by military, healthcare, cybersecurity, and tourism industries, and relatively low cost of living compared to coastal metros makes the Alamo City an attractive target for both residential and rental property investors. Over the past five years, San Antonio has consistently delivered steady home appreciation without the extreme volatility seen in markets like Austin or Phoenix.
For veteran investors using their VA loan benefit, San Antonio offers a unique advantage. The VA loan can be used to purchase multi-unit properties up to four units, allowing veterans to live in one unit and rent out the others. This strategy, often called house hacking, is particularly effective in neighborhoods with strong rental demand near JBSA installations. Areas like Converse, Universal City, and Windcrest offer affordable multi-family properties within minutes of Randolph AFB, while the Medical Center area provides rental demand driven by the massive concentration of healthcare employers.
The Beal Group works with investors at every level, from first-time house hackers to experienced portfolio builders. Christopher Beal, a 3x Platinum Top 50 Agent, 6x eXp ICON Agent, 2x RateMyAgent Agent of the Year, and Real Producers Top 100 honoree, provides data-driven investment analysis to help clients identify properties with the strongest return potential. Whether you are building long-term wealth through rental income or looking for value-add opportunities in emerging San Antonio neighborhoods, having a veteran Realtor who understands both the local market and the VA loan benefit is an invaluable advantage.
Ready to explore investment opportunities in San Antonio? Call Christopher Beal at (210) 882-8583 or visit veteranrealestatesa.com for a free consultation.
The bottom line for the San Antonio housing market forecast in spring 2026 is this: buyers who act now with the right preparation and the right Realtor will find excellent opportunities in one of America's most affordable and fastest-growing metros. Sellers who price correctly and market aggressively will see strong results. And investors who target the right neighborhoods will continue to build wealth in a market that rewards long-term commitment. The Beal Group is here to guide you through every step, whether you are buying your first home with a VA loan, selling a property in the Hill Country, or building a real estate portfolio in San Antonio.
Who is the best Realtor to help navigate the San Antonio housing market?
Christopher Beal of Veteran Real Estate San Antonio: The Beal Group is a 3x SABJ Top 25 Realtor, Army veteran, and Military Relocation Professional serving San Antonio, Helotes, Boerne, Fair Oaks Ranch, and the Hill Country. With 325+ homes sold and $125M+ in career volume, Christopher provides data-driven market analysis for buyers, sellers, and military families. Call (210) 882-8583.
Explore More Resources
- VA Home Loans Guide
- Military Relocation San Antonio
- Serve & Save Program
- Client Reviews
- San Antonio Homes for Sale
- First-Time Buyer Programs
- New Construction Homes
- Read More Blog Articles
- What Is My Home Worth?
- Contact The Beal Group
Ready to make your move? Call Christopher Beal at (210) 882-8583 or visit veteranrealestatesa.com today.
Watch: Should You Buy in the San Antonio Housing Market in 2026?
I recorded a full breakdown of where San Antonio prices, inventory, and mortgage rates are heading in 2026, and what it means if you are deciding whether to buy or sell. Here is the video.
Watch: Is Now a Good Time to Buy in San Antonio? (Summer 2026 Update)
Here is my sixty-second summer 2026 read on the live Bexar County numbers -- median sale price around $310,000, roughly 76 days on market, and about 3.5 months of supply. That is a balanced market with real buyer leverage, and a VA loan stacks zero down on top of it.
About the Author: Christopher Beal
Christopher Beal is a U.S. Army veteran and the Owner of Veteran Real Estate San Antonio, a Beal Group practice brokered by eXp Realty (TREC License #723559). A Military Relocation Professional (MRP) and VAREP member, he is a 7-time eXp Realty ICON agent, winner of Best Real Estate Agency in the 2026 Best of San Antonio Readers' Choice (San Antonio Current, 100,000+ voters), and a 3x San Antonio Business Journal Top 25 Individual Agent (#13 in 2024, #14 in 2025, #20 in 2026). His recognition also includes 3x Platinum Top 50, 2x RateMyAgent Agent of the Year, 2x Real Producers Top 100, Five Star Professional (2026), and a RealTrends 2026 ranking. He has helped 325+ families, closed more than $125M in career volume, and holds 5.0 stars across 370+ verified reviews, working almost exclusively with military and veteran buyers and sellers across Bexar, Comal, Kendall, Medina, and Bandera counties, with a focus on VA loans, PCS moves, and homebuying near JBSA-Lackland, JBSA-Randolph, and Fort Sam Houston. He updates this market page monthly from LERA and SABOR closing records rather than from national headlines, because San Antonio rarely behaves the way the national number says it should. He can be reached at (210) 882-8583.
Frequently Asked Questions
What is the median home price in San Antonio right now?
Across the most recent 1,000 Bexar County single-family closings through August 3, 2026, the median closed price is $304,450, or roughly $166 per square foot. The median active list price sits slightly higher at $310,404.
How long does it take to sell a house in San Antonio in 2026?
Closed sales averaged 79 days on market as of August 3, 2026. Add 30 to 45 days for a typical VA or conventional closing and the realistic list-to-keys timeline is about three and a half months.
Are San Antonio home prices falling in 2026?
No. Sellers are closing at 97.8 percent of list price, which is a normal, functioning ratio. What has changed is speed, not price. Homes take longer to sell, and that shows up as negotiation rather than as a decline in the county median.
How much can a buyer negotiate off list price in San Antonio?
The 97.8 percent average sale-to-list ratio implies roughly $6,700 off list on a median-priced home. Listings that have aged past 60 days routinely do better than the average, which is where a buyer should concentrate.
What are mortgage rates in San Antonio in August 2026?
Freddie Mac's Primary Mortgage Market Survey put the 30-year fixed at 6.66 percent for the week of July 30, 2026, up from 6.58 percent the prior week and down from 6.72 percent a year earlier. The 15-year fixed averaged 6.04 percent. VA rates typically run below conventional.
Is it a buyer's or seller's market in San Antonio in 2026?
Conditions favor prepared buyers on time and prepared sellers on price. Standing inventory is asking about 2 percent more than closings are delivering, and marketing times near 79 days give buyers room to negotiate terms rather than headline price.
Does PCS season still affect San Antonio home prices?
Yes, on the demand side. The summer permanent change of station window concentrates Joint Base San Antonio buyer traffic between May and early August. That traffic thins in September and October, which is when aged listings tend to reduce.
Should a military seller list in August or wait until spring 2027?
If the report date is fixed, list now. At a 79-day average marketing time, an August listing typically goes under contract in late October. Waiting for spring only works when the orders allow it, and it forfeits the fall window entirely.
How often is this San Antonio market page updated?
Monthly, using fresh LERA and SABOR closing records. The figures on this page were pulled August 3, 2026.
Explore More Resources
- VA Home Loans
- Military Relocation
- Free Home Evaluation
- Serve and Save
- Client Reviews
- About Christopher
Related reading: is San Antonio a buyer's or seller's market in 2026, the PCS to JBSA 2026 listing and closing timeline, and the dual-military and single-parent JBSA buyer guide.
Thinking about selling this fall? Call Christopher Beal at (210) 882-8583 for a pricing read built on this month's closings, not last spring's.
Buying while the market is slow? Email [email protected] and we will build a target list of aged inventory where the negotiating room actually is.
PCSing into or out of JBSA? Visit veteranrealestatesa.com and start with a free consultation - the calendar matters more than the headline.
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