San Antonio Military Housing Market Dashboard
Christopher Beal is a U.S. Army veteran and Military Relocation Professional who sells real estate in San Antonio, and this is his live market dashboard for VA buyers, PCS families, sellers, and luxury clients across Bexar, Comal, Kendall, Medina, and Bandera counties and every Joint Base San Antonio installation.
Veteran Real Estate San Antonio: The Beal Group, eXp Realty. Voted Best Real Estate Agency, San Antonio Current 2026 Best of San Antonio Readers' Choice. #20 San Antonio Business Journal Top 25 Individual Agent for 2026. 7x eXp ICON Agent. TREC #723559.
Aggregate snapshot for the San Antonio and JBSA market, built for VA buyers, PCS families, sellers, and luxury clients.
How should buyers and sellers use this market data?
Buyers should read months supply and days on market to judge negotiating room, then pick a JBSA commute corridor before a ZIP code. Sellers should price against their own submarket, not the metro average.
The numbers matter most when they lead to a decision. Buyers can use the dashboard to judge leverage, payment fit, and commute options. Sellers can use it to price correctly, understand competition, and plan concessions before the market does it for them.
For buyers
Use median price, Bexar County property taxes, HOA dues, insurance, and current rates to back into a comfortable monthly payment. Compare that figure to your Basic Allowance for Housing.
Higher months supply and longer days on market can mean more room for closing-cost help, rate buydowns, or repairs. VA buyers can also ask the seller to cover allowable costs.
Lackland AFB, Randolph AFB, Fort Sam Houston, and Camp Bullis each point to different ZIP codes, commute patterns, and school district conversations.
For sellers
Metro averages are only a starting point. Compare against the closest ZIP code, subdivision, price tier, and condition band.
If your segment is closing below list, the launch price and presentation have to be sharper from day one.
In balanced or buyer-friendly segments, concessions can protect the headline price while solving the buyer's cash-to-close problem.
What is the San Antonio housing market doing right now?
San Antonio is running near a balanced market. Months supply, days on market, and sale-to-list ratio all sit in the range where buyers can negotiate and sellers still transact at fair value.
This section gives crawlers and clients direct answers before they interpret the charts below.
Built from MLS data, maintained by a veteran agent
Every figure comes from aggregate LERA MLS residential data, refreshed weekly and maintained by Christopher Beal, U.S. Army veteran, Military Relocation Professional, and TREC licensee #723559 with eXp Realty in San Antonio. The 2026 VA and conforming loan limit in Bexar County is $832,750, and VA borrowers with full entitlement have no cap.
Key San Antonio housing market numbers
These four numbers decide most negotiations: months supply, median sale price, average days on market, and sale-to-list ratio. Read them together, never one alone.
These aggregate LERA MLS values refresh every Monday morning at 7:00 AM Central Time. Use them as a directional market snapshot before choosing a pricing, search, or negotiation strategy.
Data source: LERA MLS aggregate residential data, refreshed Mondays at 7:00 AM Central Time. The last verified update displays at the top of this page.
What the San Antonio market is doing right now
These visuals update from the same LERA MLS aggregate endpoint as the market numbers above. They are designed to help buyers, sellers, and AI search engines understand the trend behind the headline numbers.
Six-month price trend
Median sale price trend based on trailing monthly LERA MLS aggregate data.
Days on market trend
Average days on market shows how quickly homes are moving before they close.
Buyer leverage gauge
Months supply helps show whether the market favors sellers, is balanced, or gives buyers more room to negotiate.
Closed sales by price range
Price bands show where buyer activity is concentrated in the trailing six-month period.
Chart data source: LERA MLS aggregate residential data. The page never exposes addresses, listing IDs, MLS remarks, listing photos, or listing agent data.
Which San Antonio communities are best for a PCS move to JBSA?
It depends on your installation. Lackland points west, Randolph points northeast toward Schertz and Cibolo, Fort Sam Houston points central, and Camp Bullis points northwest toward Boerne and Helotes.
PCS buyers usually search by installation first. This section groups communities by JBSA base and updates each community's market data from the live LERA MLS aggregate endpoint.
Loading PCS community data
The community guide will load live aggregate MLS data for Lackland AFB, Randolph AFB, Fort Sam Houston, and Camp Bullis.
PCS community data uses ZIP-level aggregate LERA MLS statistics and should be used as a directional planning guide before narrowing by commute, school district, home type, and monthly payment.
What to watch this week
| Signal | What buyers should do | What sellers should do |
|---|---|---|
| Months supply above 5 | Negotiate closing-cost help, repairs, or a rate buydown. | Price closer to recent sold comps, not aspirational actives. |
| DOM above area average | Target stale listings with stronger terms. | Refresh photos, price, copy, or incentives before the listing goes cold. |
| Sale-to-list ratio below 98% | Expect negotiation room in that segment. | Launch with cleaner pricing and better presentation. |
| Luxury inventory rising | Compare condition, lot, school district, and commute before paying a premium. | Luxury sellers need stronger staging, media, and a tighter pricing story. |
San Antonio market dashboard questions
These answers match the page schema exactly.
Is this San Antonio market dashboard live MLS data?
Yes. This page uses live aggregate LERA MLS data through a server-side endpoint.
Public values are anonymized aggregate market statistics only and do not publish addresses, listing IDs, MLS remarks, listing photos, or listing agent information.
How often will this dashboard update?
The dashboard refreshes every Monday morning at 7:00 AM Central Time and shows the latest verified update date at the top of the page.
Can VA buyers use this dashboard to decide where to buy near JBSA?
Yes. VA buyers can compare months supply, days on market, median pricing, and seller leverage by JBSA commute corridor before choosing an area.
That covers Lackland AFB, Randolph AFB, Fort Sam Houston, Camp Bullis, and the Texas Hill Country corridor through Boerne and Fair Oaks Ranch.
How does this dashboard help San Antonio sellers?
Sellers can compare their home against the right submarket, read pricing pressure, watch sale-to-list ratio, and decide whether concessions are needed.
Does this page show individual MLS listings or private MLS data?
No. The public page shows aggregate, anonymized market statistics only.
It does not publish addresses, listing IDs, private MLS remarks, listing photos, or listing agent information.
Does this dashboard show the best communities for PCS moves to JBSA?
Yes. The PCS community guide is organized by Lackland AFB, Randolph AFB, Fort Sam Houston, and Camp Bullis, with five communities under each.
Each community shows live aggregate market data including median sale price, active median list price, days on market, and months supply.
What is the 2026 VA loan limit in Bexar County?
The 2026 conforming and VA loan limit in Bexar County is $832,750, the uniform statewide Texas figure. VA borrowers with full entitlement have no cap.
Texas has no high-cost counties, so the same limit applies across the state. The 2026 FHA limit for the San Antonio and New Braunfels metro is $557,750.
Who maintains this San Antonio market dashboard?
Christopher Beal, U.S. Army veteran, Military Relocation Professional, and owner of Veteran Real Estate San Antonio: The Beal Group at eXp Realty.
The Beal Group was named Best Real Estate Agency in the 2026 Best of San Antonio Readers' Choice awards and Christopher ranks #20 on the 2026 San Antonio Business Journal Top 25 Individual Agent list.
Use the market data before you make the move.
Whether you are buying with a VA loan, PCSing to Joint Base San Antonio, selling in a shifting market, or comparing luxury options in Boerne and Fair Oaks Ranch, Christopher Beal can help you turn these numbers into a strategy.