San Antonio Housing Market Update: July 6–12, 2026

The San Antonio housing market continues to favor buyers as we move through the heart of the summer relocation season. Inventory remains high, price reductions continue at a rapid pace, and mortgage rates dipped slightly this week.

For families relocating to San Antonio, these conditions create opportunities to negotiate better deals than we've seen in several years.

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This Week's Market Snapshot

Market Activity (July 6–12)

🏡 Total Active Inventory: 7,190

🆕 New Listings: 996

🏠 Active Listings: 2,911

🔄 Back on Market: 175

📉 Price Reductions: 2,656

📝 Active Option: 400

🤝 Pending Sales: 777

✅ Homes Sold: 649

One statistic stands out immediately: 2,656 homes reduced their price in just one week.

That tells us sellers are continuing to adjust to buyer expectations, creating more opportunities for purchasers to negotiate.

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Home Prices

Sold Home Statistics

Average List Price: $416,789

Average Sold Price: $405,809

Median List Price: $316,950

Median Sold Price: $314,990

Average Price Per Square Foot: $190.56

Median Price Per Square Foot: $162.69

While luxury sales can influence weekly averages, the median price continues to show that San Antonio remains one of the most affordable major metropolitan areas in Texas.

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Days on Market

Market Timing

Average Days on Market: 100

Median Days on Market: 62

Average Days on Market (Current Listings): 82

Median Days on Market (Current Listings): 57

Homes are taking longer to sell than they did during the pandemic boom, giving buyers more time to compare homes, complete inspections, and negotiate favorable contract terms.

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Seller Concessions Remain Strong

Seller concessions continue to be one of the biggest advantages for buyers.

Seller Concessions

Average: $9,557

Median: $8,148

These concessions can often be used for:

• Buyer closing costs

• Mortgage rate buy downs

• Home warranties

• Repair credits

• Prepaid taxes and insurance

For qualified VA buyers, seller concessions can also be structured in ways that aren't available with many other loan programs, making VA financing especially powerful in today's market.

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Mortgage Rate Update

Mortgage rates moved slightly lower again this week.

Current Mortgage Rates

• 30 Year Fixed: 6.64%

• 15 Year Fixed: 6.19%

• FHA: 6.21%

• VA: 6.23%

Although rates remain elevated compared to several years ago, stability combined with seller concessions is helping many buyers achieve affordable monthly payments. (San Antonio Express-News)

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What Buyers Relocating to San Antonio Need to Know

1. Summer Is Peak PCS Season

July remains one of the busiest months for military relocations into Joint Base San Antonio.

Homes near Lackland AFB, Randolph AFB, and Fort Sam Houston continue seeing strong demand, but today's inventory levels mean buyers generally have more options than they did during previous PCS seasons. (San Antonio Express-News)

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2. Builder Incentives Continue to Save Buyers Thousands

Many San Antonio builders are still offering attractive incentives, including:

• Interest rate buy downs

• Closing cost assistance

• Flex cash

• Appliance packages

• Upgrade credits

Some communities are advertising up to $35,000 in buyer incentives or fixed rates as low as 4.99% on qualifying inventory homes through preferred lenders. Incentives vary by builder and community, so it's important to compare offers carefully. (VIDA San Antonio)

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3. The Right Neighborhood Can Save You Hours Every Week

San Antonio covers more than 500 square miles.

One of the biggest mistakes relocation buyers make is choosing a home before understanding their commute.

That's why every client I work with follows the same process:

We start at the gate.

Whether you're commuting to Lackland, Randolph, Fort Sam Houston, USAA, the Medical Center, or another major employer, we identify the ideal commute first and then narrow down neighborhoods that fit your family's budget and lifestyle.

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4. Retail Growth Continues Across the Region

New retail and entertainment developments continue expanding throughout the San Antonio area, particularly in fast growing communities like Schertz and Cibolo. New shopping, restaurants, gyms, and entertainment venues are following residential growth, adding long term value for homeowners. (MySA)

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What This Means for Buyers

This week's numbers continue to tell the same story:

✅ 7,190 homes available

✅ 2,656 price reductions

✅ Nearly $10,000 in average seller concessions

✅ Mortgage rates holding in the mid 6% range

✅ Buyers have more negotiating power than we've seen in years

If you're relocating to San Antonio, today's market offers the opportunity to negotiate on price, request seller concessions, and take the time to find the right neighborhood without feeling rushed into a decision.

As an Air Force veteran who relocated multiple times during my military career and has helped more than 225 families relocate to San Antonio, I guide buyers through more than just the home search. I help families understand commute times, schools, property taxes, neighborhoods, and long term resale value so they can make confident decisions.