Key Takeaways

Key Takeaways San Antonio median home prices have climbed to $315,000 in early 2026, up 8.2% from last year New construction permits are down 22% while population growth continues at 2.1% annually First-time homebuyer activity has dropped to just 28% of all purchases due to affordability challenges Inventory remains tight at just 2.1 months of supply, creating competition even in outer suburbs

San Antonio Housing Reality Check: What $300K Actually Gets You in 2026

Look, I've been buying houses in San Antonio for over two decades, and I'll tell you straight up — this market is nothing like what folks remember from even five years ago. The Alamo City used to be where people came when they got priced out of Austin or Dallas. Now? San Antonio is doing its own pricing out.

Let me break down what's really happening in San Antonio's housing market right now, because whether you're thinking of buying, selling, or just trying to figure out if your property is worth more than you think, you need to know the real numbers.

The Price Reality Nobody Wants to Talk About

As of February 2026, the median home price in San Antonio hit $315,000. That's up from $291,000 just twelve months ago — an 8.2% jump that's got a lot of families reconsidering their housing plans. But here's what that number doesn't tell you: what $300K actually gets you depends entirely on where you're looking.

In the popular Northside neighborhoods like Stone Oak or Alamo Heights, $300K might get you a decent townhome if you're lucky. But drive out to the Southwest side or into areas like Pearsall Park, and that same money can still buy you a solid single-family home with a yard.

I had a client call me last week — a young couple looking to buy their first home. They'd been approved for a $280K mortgage and thought they were set. After three months of looking, they realized that by the time they factored in repairs, property taxes, and the reality of bidding wars, they were looking at a completely different situation than what they'd planned for.

New Construction Can't Keep Up

Here's a number that should worry everyone: new construction permits in San Antonio are down 22% compared to this time last year. Meanwhile, the city's population is still growing at about 2.1% annually. You don't need to be a math genius to see the problem here.

The builders I talk to say it's a combination of things — higher material costs, labor shortages, and land that's getting more expensive by the month. Plus, a lot of the easier-to-develop land has already been built on. What's left requires more infrastructure investment, which gets passed on to buyers.

This shortage isn't just affecting new buyers. It's putting pressure on the entire housing stock. When there aren't enough new homes being built, everyone ends up competing for existing properties, which drives up prices across the board.

Mortgage Activity: The Numbers Tell the Story

Mortgage rates in early 2026 are hovering around 6.8% for a 30-year fixed loan — not terrible by historical standards, but definitely higher than what people got used to during the pandemic years. What's really interesting is who's actually getting these mortgages.

First-time homebuyers now represent just 28% of all purchases in San Antonio, down from about 35% two years ago. The rest? Cash buyers, investors, and people moving up from smaller homes they bought years ago when prices were lower.

At HOMESELL USA, we're seeing this play out in real time. More homeowners are calling us because they want to sell quickly and buy something else before rates go higher or prices climb more. They don't want to deal with the traditional listing process — repairs, showings, waiting months for the right buyer. They want certainty.

Population Growth: Still Coming, But Differently

San Antonio is still attracting new residents, but the profile is changing. We're seeing fewer young families and more established professionals in their 40s and 50s who are relocating from more expensive cities. These folks often have equity from selling homes in places like California or the Northeast, so they can compete with cash offers or large down payments.

The military presence continues to be a major factor too. Joint Base San Antonio brings in a steady stream of personnel and civilian contractors, many of whom decide to stay after their service. But even military families are finding it harder to afford homes near the base.

I've noticed something else: more people are looking at properties they might not have considered before. Areas that were off the radar five years ago are now seeing serious buyer interest. It's not just gentrification — it's people being realistic about what they can afford.

What This Means for Different Types of Homeowners

If you're thinking of selling, this market has opportunities, but you need to be smart about it. Homes in good condition in desirable areas are still selling quickly, often with multiple offers. But if your property needs work, you might find yourself sitting on the market longer than expected, especially if you're competing with move-in-ready homes.

For buyers, patience and flexibility are your best friends right now. The perfect house in the perfect neighborhood at the perfect price? That's probably not happening. But there are still deals to be found if you're willing to look beyond the obvious areas or consider properties that need some work.

And if you're an investor or someone dealing with a property problem — inherited house, divorce, job relocation, financial hardship — this market actually creates some unique opportunities. Because traditional buyers are being so picky, properties that might have multiple offers in an easier market are sometimes available for reasonable prices if you know where to look.

The Suburbs Are the New Battleground

Used to be, if you got priced out of central San Antonio, you could just move a little further out. Now, even places like Schertz, New Braunfels, and Boerne are seeing serious price pressure. Homes that sold for $250K three years ago are now listed at $320K or more.

The trade-off is real: longer commutes, fewer amenities, sometimes less reliable city services. But for many families, it's the difference between owning a home and renting forever.

Looking Ahead: What to Expect

I wish I could tell you that prices are going to level off or that new construction is going to ramp up quickly, but honestly, I don't see either happening in the short term. San Antonio's growth story is still being written, and housing is struggling to keep up.

What I do think we'll see is more creative solutions. More families considering multi-generational housing. More investors looking at fix-and-flip opportunities. More homeowners exploring options like selling to companies like HOMESELL USA when they need to move quickly or can't afford to make repairs.

The market is what it is. But whether you're buying, selling, or just trying to make sense of your housing situation, the key is working with people who understand all your options — not just the pretty, traditional ones.

Whether you sell to us or someone else, here's what you need to know: this market rewards people who are informed, flexible, and realistic about their options. Don't let perfect be the enemy of good, and don't assume that the way things worked five years ago is how they work today.

If any of this sounds like your situation — whether you're struggling to find something to buy, need to sell quickly, or have a property that doesn't fit the traditional market — give Uncle Charles a call. No pressure, no judgment, just straight answers about what makes sense for your specific situation.

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