San Antonio home prices have corrected and stabilized. The SABOR September 2026 median sale price sits at $302,000, with sales down 2% year over year and approximately 6 months of inventory on the market. Homes average roughly 90 days on market, and about 90% of sellers are getting their original asking price (SABOR via TPR). The correction hit unevenly across neighborhoods, so where you buy still matters more than when.
San Antonio Price Drops by Market Metric
- Current median: SABOR’s September 2026 median sale price is $302,000, with sales volume down 2% year over year (TPR).
- Inventory: San Antonio carries approximately 6 months of supply as of September 2026, a balanced market by textbook standards (SABOR via TPR).
- Days on market: Homes average approximately 90 days on market, giving buyers time to negotiate but not signaling a distressed market (SABOR via TPR).
- Sale-to-list ratio: About 90% of sellers get their original asking price, meaning well-priced homes still move but overpriced listings sit (SABOR via TPR).
Price Drop Impact by Down Payment Tier
- 5% down: On a $302K median-priced home at 7.40%, the $15,100 down payment finances a $286,900 loan at roughly $1,986 per month P&I before taxes and insurance.
- 10% down: A 10% down payment of $30,200 reduces the loan to $271,800, bringing monthly P&I to about $1,882 at 7.40%.
- 20% down: A $60,400 down payment at 20% eliminates PMI entirely and drops P&I to about $1,673 per month at 7.40%.
- Break-even math: Each quarter-point rate increase on a $242K loan adds roughly $41 per month. With MBA projecting rates above 7% through 2027, waiting carries rate risk that can erase any price savings.
Tax Exemptions and Appraisal Protests
- Homestead savings: Texas homestead exemption removes $140,000 from school district taxable value, saving most San Antonio homeowners roughly $1,500 to $1,800 per year.
- Veteran exemption: Disabled Veterans rated 100% by the VA pay zero property tax in Texas, and surviving spouses retain that exemption if they remain in the home.
- Protest deadline: Bexar County’s appraisal protest deadline falls around May 15 each year; with prices declining, recent comparable sales strengthen your case for a lower assessed value.
- Net effect: At the current $302K median, the homestead exemption cuts effective taxable value meaningfully, reducing the combined property tax bill by roughly $1,100 to $1,500 per year in school taxes alone.
Real-World San Antonio Price Drop Examples
- Purchase example: A buyer closing at today’s $302K SABOR median with 5% down at 7.40% faces a $1,986 monthly P&I payment, plus about $436 in tax escrow and $233 in insurance.
- Refinance context: At 7.40%, refinancing from a higher rate offers limited benefit. Homeowners at 8%+ could save, but closing costs need 18+ months to recoup at current spreads.
- Seller reality: Homes average roughly 90 days on market (SABOR Sep), so sellers listing at 2024 comps still risk sitting. About 90% get asking price, but only when priced to the current market.
- Worth noting: With 6 months of inventory and sales down 2% YoY, buyers hold real negotiating leverage. Confirm appraisal support before locking any contract, as comps reflect a stabilized, not declining, market.
What is the housing forecast for San Antonio in 2026?
San Antonio’s housing market has stabilized at buyer-friendly levels. The SABOR September 2026 median sale price is $302,000, with approximately 6 months of inventory and homes averaging roughly 90 days on market. Sales volume is down 2% year over year, and buyers have real negotiating leverage.
Have San Antonio home prices dropped?
Yes. San Antonio prices corrected through 2025 and have stabilized. The SABOR September 2026 median sale price is $302,000, with sales volume down 2% year over year. Rising inventory and approximately 90 days on market give buyers the strongest negotiating position since 2019.
What does the SABOR data show for San Antonio home prices?
SABOR’s September 2026 report shows a $302,000 median sale price, sales down 2% year over year, approximately 6 months of inventory, and homes averaging roughly 90 days on market. About 90% of sellers receive their asking price. The data signals a stabilized, buyer-friendly market rather than an active decline.
The Bottom Line Up Front
San Antonio home prices corrected through 2025 and have stabilized in 2026. The SABOR September median of $302,000 reflects a market that has found a floor, with sales down 2% year over year and approximately 6 months of inventory. The drops were not evenly distributed. Neighborhoods with new construction and high inventory saw steeper declines, while established pockets held closer to flat. The question now is not whether prices will fall further but whether current levels represent a buying opportunity at 7.40% mortgage rates.
SABOR’s September 2026 data shows the median at $302,000, with approximately 6 months of supply and homes averaging roughly 90 days on market. About 90% of sellers receive their original asking price (TPR). The 30-year fixed rate averaged 7.40% as of October 15, 2026 per Freddie Mac, up from 6.27% a year ago. MBA projects rates above 7% through 2027. Elevated rates remain the primary drag on buyer demand, but they also suppress competition, giving current buyers leverage.
- SABOR September 2026 median sale price: $302,000 (TPR).
- Sales volume down 2% year over year as of September 2026 (SABOR).
- Approximately 6 months of inventory on market, a balanced-to-buyer-friendly level (SABOR).
- Homes average roughly 90 days on market, giving buyers real negotiating time (SABOR).
- 30-year fixed mortgage rate averaged 7.40% as of October 15, 2026 (Freddie Mac PMMS).
What Local Market Reports Leave Out
Most San Antonio market reports give you a median price and call it a day. That single number hides neighborhood-level swings, seller concession trends, and inventory patterns that actually determine what buyers pay. The 3.3% year-over-year price decline Redfin reports for March 2026 looks very different when you break it apart by ZIP code, price band, and property type.
A citywide median of $302K blends $180K starter homes on the far West Side with $400K new builds near Stone Oak and Schertz. Reports rarely separate new construction from resale inventory, even though builders offering rate buydowns, closing cost credits, and upgrade packages pull median prices in directions that don’t reflect what a resale seller can realistically expect. Days on market varies dramatically by price band. Homes priced under $250K still move in roughly 50 days, while listings above $350K sit 100 days or longer.
| Metric | What Reports Show | What Gets Left Out |
|---|---|---|
| Median Sale Price | $302K citywide (SABOR Sep) | Ranges from ~$210K on the West Side to $400K+ near Stone Oak |
| Price Change YoY | -3.3% YoY change (SABOR) | Some ZIPs down 6%+, others essentially flat |
| Days on Market | ~90 days average (SABOR) | Under $250K moves in ~50 days; above $350K sits 100+ |
| Inventory Growth | Rising metro-wide | New construction inflates supply without reflecting resale conditions |
| Seller Concessions | Rarely tracked | Growing share of sales include buyer credits or rate buydowns |
If you’re pricing a home or writing an offer in San Antonio right now, the citywide median is background noise. Pull sold comps within a one-mile radius of your target property, filter by property type and square footage, and check concession history from the past 90 days. That gives you a negotiating position based on what’s actually happening on your street, not a number averaged across 500 square miles of metro.
Hidden Costs Buyers Overlook in a Down Market
Stabilized prices do not automatically mean a cheaper deal. San Antonio buyers looking at current price levels often miss carrying costs, repair obligations, and fee structures that eat into perceived savings. A home listed below last year’s comp can still cost more at closing when these line items stack up. Here’s what to budget beyond the sale price.
Bexar County’s property tax cycle creates a specific trap. The appraisal district sets values based on January 1 market conditions, so a home purchased at current prices may still carry a tax bill based on 2024’s higher valuation. You won’t see the adjustment until the following year’s notice. Meanwhile, insurance carriers in San Antonio have raised premiums 8-12% across much of the south and west sides, regardless of what the home sold for.
| Hidden Cost | Typical Range in San Antonio | Why It Gets Worse in a Down Market |
|---|---|---|
| Inspection repairs | $3,000–$12,000 | Sellers skip pre-listing inspections; deferred maintenance more common |
| Appraisal gap coverage | $0–$8,000 | Comps lag behind actual price drops, creating valuation mismatches |
| HOA special assessments | $500–$5,000/year | Fewer sales in the community strain association budgets |
| Property tax reassessment lag | Varies by year of purchase | Bexar County appraisals may not reflect 2025 drops until 2026 |
| Extended rate lock fees | 0.25%–0.50% of loan amount | Longer closing timelines in slow markets increase lock costs |
| Title cure costs | $500–$3,000 | Distressed sellers more likely to have lien or title clouds |
Run the numbers on a real scenario. A $302,000 home (San Antonio’s current SABOR median) with a 60-day close, one rate lock extension, $6,000 in inspection repairs, and a $2,500 HOA special assessment adds roughly $9,500 beyond the purchase price. That wipes out any perceived price advantage. The discount only works if you account for what sits underneath it.
Where Are San Antonio Home Prices Headed?
San Antonio home prices have stabilized after the 2025 correction. SABOR’s September 2026 data shows a $302,000 median with approximately 6 months of inventory and homes averaging roughly 90 days on market. Sales are down 2% year over year, but about 90% of sellers get their asking price, signaling a market that has found its floor rather than one still falling.
The key variable is mortgage rates. The 30-year fixed averaged 7.40% as of October 2026 (Freddie Mac), and MBA projects rates above 7% through 2027. Elevated rates continue to suppress buyer demand, but they also limit new listings from homeowners locked into sub-4% rates. That rate-lock effect keeps inventory from flooding the market. San Antonio buyers who act now compete against a smaller pool than they would if rates were lower.
- SABOR September 2026 median: $302,000, with sales down 2% year over year
- Approximately 6 months of inventory on market (SABOR), a balanced-to-buyer-friendly level
- Homes average roughly 90 days on market (SABOR), giving buyers time to negotiate
- About 90% of sellers get their original asking price (SABOR via TPR)
- 30-year fixed averaged 7.40% (Oct 15, 2026, Freddie Mac), suppressing demand but also competition
With rates at 7.40% and MBA projecting above 7% through 2027, the mortgage rate environment favors buyers who act now over those who wait. Rent in San Antonio averages $1,800 per month (SABOR), and every month of waiting is $1,800 in non-recoverable housing cost.
How Far Could Prices Fall Before Stabilizing?
The correction appears largely complete. SABOR September 2026 data shows San Antonio a stabilized market with $302,000 median, 6 months of inventory, and approximately 90 days on market. Whether any additional downside remains depends on mortgage rates, local employment trends, and builder activity.
The biggest variable is mortgage rates. MBA projects rates above 7% through 2027, which means the rate-lock effect continues to suppress both supply (homeowners won’t give up sub-4% rates) and demand (new buyers face 7.40% rates). That dynamic keeps the market in equilibrium rather than pushing prices further down. San Antonio’s approximately 90-day average days on market confirms absorption is slow but steady, not stalled.
| Scenario | Price Direction | Implied Median | What Triggers the Floor |
|---|---|---|---|
| Rates ease below 7% | Prices stable to +2% | $302K-$308K | Sidelined buyers re-enter, absorb inventory quickly |
| Rates stay above 7% | Prices flat to -2% | $296K-$302K | Current equilibrium holds: slow sales, stable prices |
| Recession scenario | -5% to -8% | $278K-$287K | Job losses + rate pressure forces distressed sales |
The stable scenario (rates above 7%, prices flat) is the most probable near-term outcome. San Antonio’s job market remains net positive, with healthcare, Military, and logistics employment anchoring baseline demand. Buyers waiting for the absolute bottom rarely time it. A stronger approach: focus on neighborhoods with 6+ months of inventory and negotiate aggressively from the current $302,000 baseline.
What Dropping Prices Mean for Your Buying Power
San Antonio’s $302,000 median and 6 months of inventory put real negotiating leverage in buyers’ hands before you even start negotiating. That translates directly to a lower loan balance, smaller monthly payments, and less total interest paid over the life of your mortgage. At 7.40% (Freddie Mac Oct 15), the monthly payment is higher than a year ago, but buyers have leverage to negotiate price and concessions.
The real savings multiply when you factor in current market dynamics. Sellers in San Antonio are offering concessions at rates the city hasn’t seen since 2019. Homes are sitting roughly 90 days on average (SABOR) before going under contract. That timeline gives buyers serious negotiating room for inspection repairs, rate buydowns, or closing cost credits. Stack a price negotiation with a seller-funded 2-1 buydown and a closing cost credit, and the total effective savings can meaningfully reduce your first-year housing cost at 7.40%.
- A $10,000 price reduction at 7.40% interest saves about $69 per month, or roughly $24,900 over a 30-year loan
- Seller-paid rate buydowns (2-1 or 1-0) are easier to negotiate with approximately 90 days on market
- Negotiated price reductions lower your property tax base, saving hundreds annually in Bexar County’s 1.73% effective tax rate (per propertytaxbystate.com)
- FHA and VA buyers benefit from lower appraisal targets, reducing the risk of appraisal gaps that killed deals in 2022 and 2023
- Conventional buyers targeting 5% or 10% down owe fewer dollars upfront on the same house
Run the numbers on a specific property, not just the market average. A home at $302,000 with a seller-funded 2-1 rate buydown drops your first-year effective rate below 6%, reducing the monthly P&I by over $250 compared to 7.40%. With approximately 90 days on market, sellers have motivation to negotiate.
Timing Mistakes That Cost Buyers Thousands
Waiting for a further price drop costs San Antonio buyers more than acting now. The most expensive timing mistakes aren’t about market direction. They’re about rate locks expiring, hesitating through multiple offers, and letting inspection periods lapse while shopping for a better deal. Each delay carries a real dollar amount that offsets any price drop you’re hoping to catch.
San Antonio’s approximately 90-day average time on market (SABOR) gives buyers breathing room, but that patience backfires when it turns into indecision. A buyer who finds the right house at $302,000 but waits three months hoping for a price drop faces $5,400 in rent ($1,800/mo SABOR average) plus the risk of rates moving higher. MBA projects rates above 7% through 2027, so waiting carries no rate-improvement upside.
| Timing Mistake | How It Happens | Typical Cost |
|---|---|---|
| Rate lock expiration | Buyer delays closing past the 30- or 45-day lock window | $3,000–$8,000 in higher rate or re-lock fees |
| Waiting for a lower price while rates climb | Mortgage rates rise 0.25–0.5% over 60 days of hesitation | $15,000–$26,000 over 30 years |
| Lowball offer on a fairly priced home | Seller takes a competing offer; buyer restarts search | $2,000–$5,000 in added carrying costs (rent, storage) |
| Skipping pre-approval before touring | Buyer finds a home, then loses 10–14 days getting approved | Lost deal or rushed loan at worse terms |
| Overextending the inspection period | Requesting multiple extensions or re-negotiations past deadline | Seller walks; buyer loses earnest money ($1,000–$5,000) |
The practical move in a declining market is setting a price ceiling you’re comfortable with and acting when a property hits it. Trying to time the exact bottom turns a potential savings into a math problem where rate movement, carrying costs, and lost negotiating leverage eat into every dollar you thought you’d save.
The Bottom Line
San Antonio home prices have stabilized after the 2025 correction. The SABOR September 2026 median of $302,000 reflects a market that has found its floor, with approximately 6 months of inventory and homes averaging roughly 90 days on market. The 30-year fixed rate at 7.40% (Freddie Mac Oct 15) keeps monthly payments elevated, but buyers have real negotiating leverage that disappears once rates fall and competition returns.
What matters most is looking past the median price. Neighborhood-level swings, seller concession trends, and inventory patterns vary widely across San Antonio’s submarkets. The buyers who come out ahead in this market are the ones who negotiate aggressively from a position of leverage, not the ones waiting for a further decline that may not arrive.
Frequently Asked Questions
What does the latest SABOR data show for San Antonio home prices?
SABOR’s September 2026 data shows a $302,000 median sale price with sales down 2% year over year. Approximately 6 months of inventory and roughly 90 days on market signal a stabilized market. About 90% of sellers receive their asking price (TPR). Individual neighborhoods like Alamo Heights or Stone Oak may perform differently depending on local supply, demand, and new construction activity.
What is the San Antonio housing market forecast for 2026?
SABOR’s September 2026 data shows the market has stabilized: $302,000 median, 6 months of inventory, approximately 90 days on market. The 30-year fixed averaged 7.40% as of October 2026 (Freddie Mac), and MBA projects rates above 7% through 2027. Expect a buyer-friendly market with real negotiating leverage on price, closing costs, and repairs. The correction appears complete, and prices are more likely to hold flat than decline further unless employment weakens.
How do 2025 San Antonio home prices compare to 2022 and 2023 levels?
San Antonio’s median home price peaked near $310,000 in mid-2022 during the pandemic-era buying frenzy. By late 2023, prices had pulled back to roughly $295,000 as mortgage rates climbed above 7%. The market corrected further through 2025 before stabilizing. As of September 2026, SABOR reports a $302,000 median sale price, representing a recovery from the correction lows. The trajectory shows a slow correction followed by stabilization, with the sharpest declines concentrated in suburban new-construction corridors.
What happened to San Antonio home sales in October 2025?
By September 2026, the sales standoff eased. SABOR reports sales down just 2% year over year, with approximately 6 months of supply and roughly 90 days on market. The earlier 18% drops reflected a pricing standoff between rate-locked sellers and rate-burdened buyers. That gap has narrowed as sellers adjusted asking prices and about 90% now receive their original asking price (TPR). The market has moved from acute correction to equilibrium.
How do San Antonio’s price drops compare to Florida’s housing market?
Both markets are seeing corrections, but for different reasons. San Antonio’s 2025 price correction stemmed primarily from rising inventory and high mortgage rates in a market with steady new construction. Florida’s price drops, concentrated in metros like Tampa, Jacksonville, and Cape Coral, are driven by those same factors plus surging insurance costs (often $4,000 to $8,000 annually) and rising HOA fees. San Antonio does not face the insurance crisis hitting Florida’s coast. Property taxes are higher in Texas (no state income tax trade-off), but overall carrying costs remain lower than most declining Florida metros.
