San Antonio Housing Market Update: August 31–September 6, 2026

The first week of September brought an interesting combination to the San Antonio housing market: more homes available, more price changes, more closed sales, and seller concessions climbing even higher.

For buyers, especially those moving to San Antonio from another city or state, this is the kind of market where the headline numbers only tell part of the story.

There are 6,520 active homes, more than 2,300 price changes occurred this week, and sellers contributed an average of $11,590 toward buyer expenses on closed transactions.

Meanwhile, mortgage rates are hovering near 7% for conventional financing.

That combination makes one thing increasingly important: how you structure the deal can matter almost as much as which house you buy.

Here’s what happened in the San Antonio housing market from August 31 through September 6, 2026, plus a few things buyers relocating to San Antonio should have on their radar.

San Antonio Housing Market Snapshot

This week's single family residential activity included:

🏡 6,520 active homes

🆕 1,051 new listings

↩️ 192 homes back on the market

📉 2,315 price changes

📝 375 homes in Active Option

⏳ 691 pending sales

🔑 862 homes sold

❌ 275 cancelled listings

📄 430 expired listings

↪️ 120 withdrawn listings

There are two numbers I find particularly interesting this week.

First, active inventory increased from 6,352 homes last week to 6,520 this week.

Second, 2,315 listings had a price change.

That's nearly 2.7 price changes for every home that sold during the week.

That doesn't mean every San Antonio seller is willing to accept a low offer. Well priced homes in desirable locations can still attract attention quickly.

But it does tell us that a significant number of sellers are adjusting to what buyers are willing to pay.

For buyers, that's useful information.

San Antonio Home Prices Moved Lower This Week

Among the 862 single family homes that sold, the numbers looked like this:

Median list price: $290,000

Median sold price: $286,999

Average list price: $358,679

Average sold price: $349,950

Median price per square foot: $150.27

Average price per square foot: $170.76

The median sold price dropping below $300,000 is worth watching, but I wouldn't interpret one week's data as a sudden change in San Antonio home values.

Weekly numbers can shift depending on the mix of properties that happen to close.

What is more useful for buyers is the relationship between asking prices, final prices, market time and concessions.

The median home sold for approximately $3,000 below its final list price, while the average sale came in roughly $8,700 below the average list price.

And that's before we account for seller concessions.

Buyers Are Waiting Longer to Say Yes

Market time increased again among this week's closed properties:

📆 73 median days on market

📆 78 median cumulative days on market

📆 91 average days on market

📆 106 average cumulative days on market

Compare that with last week's median of 65 days on market, and this week's closed properties generally spent more time waiting for a buyer.

That's important when I'm evaluating a property for a relocation client.

I don't just want to know that a house has been listed for 73 days.

I want to know why.

Was it originally overpriced?

Has it had multiple reductions?

Did a previous buyer terminate?

Is it vacant because the seller has already relocated?

Is it competing with several nearly identical homes?

Is a new construction community down the road offering incentives?

Those questions can completely change how we approach an offer.

Seller Concessions Hit $11,590 on Average

This may be the biggest number of the week.

Average seller concessions: $11,590.85

Median seller concessions: $10,000

The median concession reaching exactly $10,000 tells us this isn't simply a handful of expensive transactions pulling up the average.

Seller contributions are playing a meaningful role in today's San Antonio market.

Depending on the transaction and loan program, concessions may potentially be used toward allowable closing costs, prepaid expenses or an interest rate buydown.

That creates an important decision for buyers.

Suppose a seller is willing to give you $10,000.

Do you want $10,000 off the house?

Or could some or all of that money create a larger immediate benefit if it helps reduce your cash needed at closing or lowers your mortgage payment?

There isn't one answer for every buyer.

That's where I want the lender involved so we can compare scenarios before we write the offer.

Mortgage Rates: Conventional Nears 6.9%

According to the Mortgage News Daily rate data provided for September 4:

30 year fixed: 6.89%

15 year fixed: 6.49%

30 year jumbo: 7.06%

7/6 SOFR ARM: 6.53%

FHA: 6.44%

VA: 6.46%

Rates moved only slightly following the latest jobs report, but conventional financing is again sitting close to the 7% mark.

This is why I don't think buyers should focus exclusively on the interest rate.

The better question is:

What combination of price, rate, concessions, taxes and insurance gives you a payment you're comfortable with?

In a market where the median seller concession reached $10,000, there's potentially more than one way to get there.

Moving to San Antonio? New Construction Deserves a Serious Comparison

One of the biggest advantages San Antonio buyers have right now is competition between resale sellers and builders.

And we're still seeing builders use incentives to attract buyers.

For example, M/I Homes advertised a September 4–7 promotion on qualifying San Antonio-area homes that included combinations of closing-cost assistance, options packages and, on select move-in-ready homes, a temporary 2/1 FHA rate buydown starting at 2.875% in year one, subject to the promotion's financing and eligibility requirements. (https://www.mihomes.com)

Meritage Homes is also advertising a September 1–15 San Antonio-area promotion on select quick move-in homes using qualifying conventional, VA or FHA financing through its affiliated lender, subject to its program requirements. (Meritage Homes)

These offers change frequently, and the advertised rate isn't necessarily the most important number.

When I compare new construction against resale for a client, I'm looking at the whole transaction:

Purchase price, interest rate, closing costs, property taxes, HOA, lot location, upgrades, warranty, commute, school boundaries and future resale competition.

A builder's incentive can make a more expensive home surprisingly competitive on monthly payment.

But a resale home with a lower tax rate and $10,000+ in negotiated concessions may ultimately be the better deal.

We have to run the numbers.

And if you're considering new construction, bring your Realtor into the process before your first builder visit. Builder registration and representation policies can matter.

Property Taxes Still Need to Be Part of Your Home Search

One of the biggest surprises I see with people relocating to San Antonio is how dramatically property taxes can vary from one neighborhood to another.

Texas does not impose a state property tax. Property taxes are assessed by local taxing entities, which means your tax burden can depend on the city, county, school district and any applicable special taxing districts associated with the property. (Texas Comptroller)

That's why two $400,000 homes can produce noticeably different monthly payments.

This becomes especially important when comparing established San Antonio neighborhoods against newer communities around areas such as Cibolo, Schertz, New Braunfels, Boerne, Bulverde and the far west side.

Don't ask only:

“How much house can I afford?”

Ask:

“What total monthly payment am I comfortable with?”

Then we can work backward.

Don't Miss the $140,000 Texas Homestead Exemption

If you're purchasing a primary residence in Texas, the homestead exemption should be on your post-closing checklist.

For 2026, Texas school districts are required to provide a $140,000 residence homestead exemption to qualifying homeowners. For a $300,000 home, for example, school taxes would be calculated as though the qualifying property were worth $160,000. (Texas Comptroller)

There's also a detail that buyers moving to Texas midyear sometimes miss.

If you purchase the home after January 1, you may be eligible for the general residence homestead exemption for the applicable portion of that tax year upon qualification, provided the previous owner wasn't already receiving the same exemption. (Texas Comptroller)

That is something worth addressing soon after you close rather than waiting until the following year.

Military Families: San Antonio's Defense Footprint Is Still Growing

Here's a new development that's particularly relevant to my military relocation clients.

San Antonio is expected to gain approximately 960 Defense Health Agency positions at Joint Base San Antonio, with employees planned for facilities at Fort Sam Houston, including the former Brooke Army Medical Center. (San Antonio Express-News)

That reinforces something I've been telling buyers for years: San Antonio's military presence isn't limited to people arriving on traditional PCS orders.

Military medicine, civilian DoD employment, contractors and related industries all influence relocation throughout the area.

If you're relocating for a position at Fort Sam Houston or BAMC, don't assume you need to live immediately outside the gate.

Your preferred commute, schools, property taxes, home style and lifestyle might point us toward a completely different area.

West San Antonio Is Continuing to Grow

Buyers considering the far west and northwest sides should also keep an eye on expanding services and infrastructure.

Methodist Healthcare recently announced plans for a $45.8 million expansion of its Westover Hills hospital. The project is expected to add 42 inpatient beds, nine emergency department beds and additional medical capacity, with construction scheduled to begin in January and completion targeted for the end of 2027. (San Antonio Express-News)

For relocation buyers, developments like this matter beyond simply having a hospital nearby.

Employment growth, healthcare access, roads, retail and residential construction tend to interact with one another.

That's why I want clients to understand where an area appears to be heading, not just what it looks like today.

San Antonio's Employment Base Is Expanding Too

San Antonio's economy continues to give relocation buyers reasons to pay attention.

Toyota announced a $3.6 billion expansion of its San Antonio manufacturing operation this summer. The project is expected to double the factory footprint and create approximately 2,000 new jobs. (Texas.gov)

San Antonio's major employment base already includes JBSA installations, H-E-B, USAA, Methodist Healthcare, UT Health San Antonio and Baptist Health System, among others. (Saudi Arabia Government)

For someone moving here because of a job, this reinforces why I don't start a relocation search with a list of “best neighborhoods.”

I start with where you actually need to be.

What This Week's Market Means for San Antonio Buyers

This week's numbers give buyers several reasons to be strategic rather than discouraged by mortgage rates.

You have:

🏡 6,520 active homes

📉 2,315 price changes

📆 73 median days on market

💰 $286,999 median sold price

🤝 $10,000 median seller concessions

At the same time, conventional mortgage rates are approaching 7%.

So instead of asking whether this is simply a “good” or “bad” time to buy, I'd ask a different question:

Can we find a property where today's market conditions work in your favor?

Maybe that's a resale that's been sitting for 90 days.

Maybe it's a home that has already gone through two price reductions.

Maybe it's a seller willing to contribute $12,000 toward your costs.

Maybe it's a VA assumable loan.

Maybe it's new construction with an aggressive financing incentive.

Or maybe it's a home that checks nearly every box and is priced correctly, where we shouldn't risk losing it by treating every seller like they're desperate.

That's why the strategy should change with the property.

Relocating to San Antonio? We Start at the Gate.

I've helped more than 225 families relocate to San Antonio, including military families PCSing to JBSA and civilian families moving here for new careers and opportunities.

And one of the biggest mistakes I see people make is trying to pick a neighborhood before they understand how San Antonio actually works.

San Antonio is huge.

A house can technically have a “San Antonio” address and still create a commute you absolutely hate.

That's why my relocation process starts differently.

We start at the gate.

Where will you work?

How much commuting are you comfortable with?

What's your target monthly payment?

What school options matter to your family?

Do you want an established neighborhood or new construction?

Do you want amenities, acreage, walkability or a larger backyard?

How long do you expect to own the home?

Once we understand those answers, we can narrow down the areas that actually make sense.

As an Air Force veteran who has experienced military moves myself, I know choosing a home from hundreds or thousands of miles away can feel completely different from buying locally.

My job isn't just to unlock houses.

It's to help you understand San Antonio before you decide where to live in San Antonio.

If you're planning on moving to San Antonio, PCSing to JBSA or relocating to the San Antonio area, reach out before you start narrowing down neighborhoods. We'll build the relocation strategy first and find the house second.

Weekly housing statistics are based on the San Antonio MLS data provided for this report. Mortgage rates shown are from Mortgage News Daily data provided for September 4, 2026 and can change daily. Seller concessions, mortgage programs, builder incentives, property taxes and qualification requirements vary by transaction, property and borrower.