Cheap Houses For Sale In San Antonio Texas
San Antonio has hundreds of homes listed under $100,000, with prices starting around $45,000 in zip codes like 78207, 78225, and 78237 on the southwest side. Most listings in that range are manufactured homes, condos, or fixer-uppers needing significant renovation. The inventory looks large on paper, but many of the cheapest options sit in as-is condition or inside manufactured home communities with lot rent on top of the purchase price.
San Antonio Home Prices by Property Category
- Manufactured homes: Listings start around $45,000 to $50,000 in areas like Southwest Loop 410, with some new construction manufactured units priced in that same range.
- Condos and small homes: The $50,000 to $100,000 bracket covers 2-3 bedroom units in zip codes 78207, 78225, 78237, and 78239, mostly needing cosmetic updates.
- Single-family fixer-uppers: Homes under $200,000 concentrate in neighborhoods like Prospect Hill, offering full-size lots with renovation potential for buyers willing to put in work.
- Bottom line: San Antonio currently has over 9,800 homes listed below the $265,000 citywide median, giving budget-focused buyers more inventory than most major Texas metros at every price tier.
Down Payment Tiers for Sub-$200K San Antonio Homes
- 3.5% FHA: On a $150,000 home, FHA buyers put down $5,250 and pay roughly $1,050 per month including mortgage insurance that drops once you reach 20% equity.
- 5% conventional: A $120,000 fixer-upper in 78207 or 78237 requires just $6,000 down with conventional financing, though PMI adds $40 to $60 monthly until you hit 80% loan-to-value.
- Down payment assistance: San Antonio’s HIP 120 program covers up to $15,000 toward down payment and closing costs for buyers earning below 120% of the area median income.
- Break-even: Putting 20% down on a $100,000 home saves about $55 per month in PMI, but tying up $20,000 in a sub-$100K property rarely beats a 3.5% down payment with the savings invested elsewhere.
Property Tax Exemptions in Bexar County
- Homestead exemption: Filing on a primary residence removes $100,000 from your taxable value for school district taxes, plus smaller reductions from the city and county.
- Over-65 and disability: Homeowners 65 or older get an extra $10,000 school tax exemption and a permanent tax ceiling freeze. Disabled Veterans with a 100% rating pay zero property tax.
- How to file: Submit your application to the Bexar Appraisal District by April 30. The exemption auto-renews each year unless you move or change ownership.
- Net savings: On a $150,000 home in San Antonio, the standard homestead exemption cuts your annual tax bill by roughly $1,200, dropping your monthly housing cost by about $100.
Real-World Budget Home Examples in San Antonio
- Purchase example: A $95,000 three-bedroom in 78207 with 3.5% FHA down runs about $3,325 out of pocket and roughly $680 per month including taxes and insurance.
- Refinance scenario: A buyer who closed on a $120,000 home in 78225 at 7.5% can refinance near 6.2% today and save around $100 per month.
- VA exemption case: A Veteran with 100% VA disability buying an $85,000 condo in 78237 pays zero property taxes, keeping roughly $1,870 per year in pocket.
- Worth noting: Listings priced under $50,000 in San Antonio are nearly all manufactured homes or condos needing $15,000 or more in rehab, so budget for repairs on top of the sticker price.
What kind of house can $50k buy in San Antonio?
In San Antonio, $50,000 or less typically gets you a manufactured home or a small fixer-upper. Listings in ZIP codes 78207, 78225, and 78237 include 2-3 bedroom properties starting around $45,000. Expect older construction that needs updates, but the bones are often solid.
What are cheap houses for sale in San Antonio, Texas?
San Antonio has thousands of homes priced under $200,000, including single-family houses, condos, manufactured homes, and fixer-uppers. Prices start as low as $45,000 in ZIP codes like 78207, 78225, and 78237, with many 2-3 bedroom options in neighborhoods like Prospect Hill.
How do cheap houses for sale in San Antonio work?
San Antonio has thousands of homes priced under $200,000, with options starting as low as $45,000 in ZIP codes like 78207, 78225, and 78237. Most affordable listings are fixer-uppers, manufactured homes, or condos offering 2-3 bedrooms in areas like Prospect Hill.
The Bottom Line Up Front
San Antonio has thousands of homes listed under $200,000, with options starting below $50,000 in specific zip codes on the south and west sides. The real consideration is not finding a cheap house here. It is understanding what that low price tag actually includes and what it will cost you after closing.
Zip codes 78207, 78225, and 78237 consistently produce the most listings under $100,000, mostly manufactured homes, older condos, and properties needing significant repair. The citywide median listing sits around $265,000, so sub-$100K properties represent a narrow slice of inventory concentrated in specific neighborhoods like Prospect Hill and the Southwest Loop 410 corridor. Many of these homes carry deferred maintenance, foundation concerns, or flood zone designations that affect insurance costs and financing eligibility. Buyers using FHA or VA Loans face additional appraisal requirements on distressed properties.
- Homes under $50,000 in San Antonio are almost exclusively manufactured units or major fixer-uppers.
- Zip codes 78207, 78225, 78237, and 78239 account for the highest concentration of sub-$100K listings.
- FHA and VA Loan appraisals flag health and safety issues that can delay or block closing.
- Flood zone status in south-side zip codes raises insurance premiums by $1,000 to $3,000 annually.
- Prospect Hill and Southwest Loop 410 offer the most inventory below $100,000 with city bus access.
What Does $50K Actually Buy in San Antonio?
Fifty thousand dollars gets you a manufactured home, a small condo, or a fixer-upper on San Antonio’s south and west sides. Most sub-$50K listings cluster in ZIP codes 78207, 78225, 78237, and 78239, where median home values run well below the citywide $265,000 figure. Expect two to three bedrooms, 800 to 1,200 square feet, and properties that need some level of work.
Manufactured homes make up the largest share of inventory at this price. Communities along Southwest Loop 410 and south of Highway 90 list two- and three-bedroom units starting around $39,000. Some are newer construction with updated kitchens and central air. Condos in this range tend to be 1970s and 1980s complexes near downtown or the Medical Center, with HOA fees between $150 and $300 per month. Those fees cover exterior maintenance but often come with special assessments for aging buildings.
Fixer-upper houses occasionally appear in Prospect Hill and across the Westside, though they move quickly and often sell to cash investors within days of listing. A typical find is a 900-square-foot, two-bedroom house built in the 1950s needing a new roof, updated plumbing, and cosmetic repairs. Renovation costs on these properties run $30,000 to $60,000 depending on scope, putting your all-in cost between $70,000 and $110,000 for a fully rehabbed single-family home.
| Property Type | Typical Price Range | Bedrooms | Sq Ft | Common Areas |
|---|---|---|---|---|
| Manufactured home (community lot) | $39,000–$49,900 | 2–3 | 900–1,200 | SW Loop 410, Hwy 90 corridor |
| Condo | $35,000–$50,000 | 1–2 | 650–950 | Downtown, Medical Center |
| Fixer-upper house | $40,000–$50,000 | 2–3 | 800–1,100 | Prospect Hill, Westside (78207) |
| Lot with structure | $25,000–$45,000 | N/A | Varies | 78225, 78237, 78239 |
Financing matters at this price point. Many manufactured homes require chattel loans with rates one to two percentage points higher than a standard mortgage unless the home sits on owned land. Cash buyers can close in two weeks and negotiate steeper discounts. If you plan to finance, verify whether the property qualifies for FHA, VA, or USDA backing before writing an offer, because not every sub-$50K property meets those program requirements.
Cheap Houses in San Antonio: Set Realistic Expectations
Most San Antonio homes priced under $150,000 need significant work. The city’s median listing price sits near $265,000, so anything well below that figure comes with deferred maintenance, outdated systems, or location trade-offs. Buyers who budget only for the purchase price often face $15,000 to $40,000 in repairs within the first year. Factor renovation costs into your total budget before writing an offer.
Homes in the $50,000 to $100,000 range in ZIP codes like 78207, 78225, and 78237 frequently have foundation problems, aging HVAC systems, and outdated electrical panels. Inspection reports on these properties commonly flag 10 to 15 items requiring immediate attention. Roof replacements alone run $8,000 to $15,000 in San Antonio. Plumbing re-pipes cost $4,000 to $8,000. Foundation leveling ranges from $3,500 to $12,000 depending on severity. These are not cosmetic fixes you can defer.
| Price Range | Typical Property | Common Issues | Estimated Repair Budget |
|---|---|---|---|
| Under $50K | Manufactured home or gutted shell | Full rehab needed, possible lot lease | $20,000–$50,000+ |
| $50K–$100K | Small 2-bed fixer-upper or older condo | Foundation, roof, HVAC, plumbing | $15,000–$40,000 |
| $100K–$150K | 3-bed house needing cosmetic and mechanical updates | Electrical panel, flooring, kitchen, bathrooms | $10,000–$25,000 |
| $150K–$200K | Move-in ready in south or west side neighborhoods | Minor cosmetic updates, older appliances | $2,000–$10,000 |
A buyer purchasing a $75,000 house in 78225 with $25,000 in necessary repairs is really spending $100,000 all in. At that number, compare the property against move-in-ready listings in the same range. Sometimes the fixer-upper pencils out. Sometimes a slightly higher purchase price with fewer repairs saves money and months of construction delays. Run the full numbers, including holding costs during renovation, before you commit.
Costly Mistakes Budget Buyers Make
The most expensive mistake in San Antonio’s budget market is underestimating repair costs. Buyers who stretch to $120,000 for a home needing $40,000 in foundation work, roof replacement, or HVAC updates end up spending more than someone who bought a move-in-ready home at $180,000. Budget buying only works when you calculate total cost of ownership, not just the sticker price on the MLS listing.
I see these errors repeatedly from clients shopping under $150,000 in San Antonio. Each one adds thousands to the real cost or kills the deal entirely after weeks of negotiation. Some are fixable if you catch them during due diligence, but most become expensive problems after closing when there is no renegotiation and walking away means losing your earnest money. The pattern is consistent across Bexar County’s budget price range.
- Skipping a foundation inspection on pier-and-beam homes in 78207 and 78237. Foundation repairs in San Antonio average $4,500 to $12,000, and many sub-$100K listings have active settling issues that sellers do not disclose upfront.
- Ignoring flood zone status. Parts of the south and west sides sit in FEMA flood zones, which adds $1,200 to $3,000 per year in mandatory flood insurance that lenders require at closing.
- Buying a manufactured home on leased land. Monthly lot rent of $400 to $600 wipes out the savings from a low purchase price, and financing options shrink because most conventional lenders will not fund them.
- Waiving the appraisal contingency in a cash offer without checking comps. Some 78225 and 78239 properties appraise 10 to 15 percent below the contract price because comparable sales data is thin in those ZIPs.
- Assuming property taxes stay low. Bexar County reassesses after purchase, and a home bought at $85,000 that was previously assessed at $55,000 will see a tax jump of $600 to $900 per year within 12 months.
- Not budgeting for HOA transfer fees on cheap condos. Several San Antonio condo complexes charge $500 to $1,500 in transfer and document fees at closing that never show up in the listing price.
Run the numbers before you make an offer. Add estimated repairs, insurance, property taxes at the reassessed value, and any lot rent or HOA fees to the purchase price. If that total exceeds what a move-in-ready home costs in the same ZIP code, the cheap house is not actually saving you money. A $15,000 miscalculation on a $90,000 purchase wipes out years of expected equity growth.
How to Start Your Search the Right Way
Start by narrowing your search to the specific ZIP codes and property types that actually produce sub-$150K results in San Antonio. The MLS carries over 20,000 active listings at any given time, and scrolling without filters wastes hours on properties well outside your price range. The right filter combination pulls budget inventory to the top instead of burying it under $300,000 new construction.
Get pre-approved before you tour anything. Sellers in the sub-$150K range receive multiple cash offers, and a pre-approval letter signals you can close quickly. Once your financing is confirmed, drive the target ZIP codes (78207, 78225, 78237, 78239) on a weekday evening and a weekend morning. You pick up noise levels, street activity, and parking situations that listing photos never show. Check the Bexar County Appraisal District site for each property’s tax history and any outstanding liens before scheduling a walkthrough.
| Search Filter | Recommended Setting | Why It Matters |
|---|---|---|
| Max price | $150,000 or pre-approval minus repair estimate | Keeps total cost within budget after rehab |
| ZIP codes | 78207, 78225, 78237, 78239 | Highest density of sub-$150K single-family listings |
| Property type | Single-family, manufactured | Condos and townhomes carry HOA fees of $150 to $400/month |
| Days on market | 30+ days | Sellers more willing to negotiate on price and concessions |
| Listing status | Active and back on market | Prior deal fell through, often means a lower price |
| Lot size | 0.10 acre minimum | Smaller lots limit future additions and hurt resale value |
A buyer with $140,000 pre-approval and a $10,000 repair budget has a real ceiling of $130,000 on purchase price. Running that number through these filters returns 40 to 60 active listings on any given week in San Antonio. That gives you enough inventory to compare conditions, lot sizes, and locations without settling for the first house that fits the budget.
True Costs and Timeline for Closing
Closing costs on a $100,000 San Antonio home typically run $3,000 to $5,000 for the buyer, roughly 3% to 5% of the purchase price. Title insurance, survey fees, and lender charges make up the bulk. Budget buyers often focus on the down payment alone and forget these costs hit at the same time, turning what looked like an affordable purchase into a cash crunch at the closing table.
Timeline from accepted offer to closing in San Antonio averages 30 to 45 days for a financed purchase. Cash deals can close in 10 to 14 days, which gives cash buyers a real advantage in the sub-$150K market where investors compete aggressively for the same inventory. FHA loans, the most common financing for first-time buyers in this price range, sometimes stretch to 50 days because appraisal requirements and lender-required repair conditions add steps. If the appraisal comes in low on a budget home, expect another week or two for renegotiation.
- Title insurance and escrow fees: $1,200 to $1,800 on a $100K purchase in Bexar County
- Lender origination and processing fees: typically 0.5% to 1% of the loan amount
- Survey fee: $400 to $550 for a standard residential survey in San Antonio
- Appraisal fee: $350 to $500, required by most lenders and non-negotiable on FHA loans
- Prepaid property taxes and insurance escrow: two to three months upfront, roughly $500 to $900 depending on ZIP code
- Home inspection: $300 to $450 out of pocket before closing, not rolled into the loan
On a $90,000 home with 3.5% down through FHA, you need about $3,150 for the down payment plus $3,500 to $4,500 in closing costs. That puts total cash needed between $6,650 and $7,650. Seller concessions can cover up to 6% of the sale price on FHA transactions, so negotiating $4,000 to $5,000 in seller-paid costs is realistic on budget listings sitting 30 or more days. That negotiation alone can cut your out-of-pocket nearly in half.
Hidden Details That Can Kill a Deal
Budget homes in San Antonio fail to close more often than mid-range listings, and the reasons rarely show up in listing photos. Title defects, unpermitted additions, and delinquent tax liens account for the majority of blown deals below $150,000. Sellers at this price point often lack the funds to cure problems discovered during due diligence, which means the buyer either absorbs the risk or walks away.
Foundation issues deserve special attention on the south and west sides where expansive clay soil shifts older slab-on-grade homes. A structural engineer’s report costs $400 to $600, but skipping it on a $90,000 house can leave you facing $15,000 to $25,000 in pier work after closing. Lenders routinely refuse to fund a loan if the appraisal notes active foundation movement, killing the deal outright. Unpermitted additions create a similar trap. If the county has no record of that converted garage or enclosed patio, the appraiser cannot count the square footage, and your loan amount drops.
| Hidden Issue | How It Surfaces | Typical Cost to Cure | Deal Impact |
|---|---|---|---|
| Foundation cracks or movement | Inspection or appraisal | $12,000–$25,000 | Lender may deny funding |
| Unpermitted additions | Survey or county records | $3,000–$10,000 to permit or remove | Appraiser excludes square footage |
| Delinquent property taxes | Title search | $2,000–$8,000+ depending on years owed | Must be cleared before title transfers |
| Active City code violations | Municipal records check | $1,000–$15,000 | City can block occupancy permit |
| Federal tax lien on seller | Title search | Full lien amount | Clouds title, blocks closing entirely |
| Survey encroachments | New boundary survey ($400–$600) | $5,000–$20,000 to resolve | Title company may refuse to insure |
| Failed or missing HVAC and electrical | Home inspection | $6,000–$12,000 | FHA and VA appraisals flag habitability |
Order a title search and a new survey before you get emotionally attached to a $95,000 listing. If the seller cannot clear liens or code violations within the option period, you need the flexibility to walk. Budget $500 to $800 upfront for inspections and reports on any home below $150,000. That money either confirms a real deal or saves you from a costly surprise at the closing table.
The Bottom Line
Cheap houses exist in San Antonio, but the bottom line comes down to total cost, not just listing price. The city’s median sits near $265,000, so anything priced well below that figure carries deferred maintenance, and repair bills for foundation work, roof replacement, or HVAC updates can add $40,000 or more to your actual spend. Closing costs on a $100,000 purchase run another $3,000 to $5,000.
What matters most is matching your budget to the right ZIP codes and property types, then building in enough cash reserves for repairs and closing. Focus your search in areas like 78207, 78225, 78237, and 78239 where sub-$150K inventory actually exists, get a thorough inspection before committing, and price the full project before you make an offer.
Frequently Asked Questions
Are there houses for sale in San Antonio under $100,000?
Yes, and there are more options than most buyers expect. As of 2026, San Antonio typically has 800 to 1,200 active listings under $100,000 at any given time. Most are manufactured homes, condos, or smaller single-family houses in ZIP codes like 78207, 78225, 78237, and 78239. You will find 2-bedroom and 3-bedroom options in neighborhoods like Prospect Hill, Palm Heights, and Edgewood. Many need cosmetic work but are structurally sound. FHA 203(k) loans and VA renovation loans both allow you to finance the purchase and repairs in one mortgage.
Can you actually buy a house in San Antonio for under $10,000?
Listings under $10,000 do exist, but they are almost always land-only lots, mobile homes without land, or tax-foreclosure properties sold at Bexar County auctions. The county holds tax sales several times a year, and minimum bids can start below $10,000. The catch: most tax sale properties require cash payment within 24 hours, carry no title insurance, and may have liens or code violations attached. You also lose inspection rights. For most buyers, the realistic floor for a livable structure in San Antonio is closer to $40,000 to $50,000.
How do I find cheap houses for sale in San Antonio on Zillow?
On Zillow, set your search to San Antonio, then use the price filter to cap your maximum. Sort by “Newest” to catch fresh listings before other buyers. Filter by “Days on Zillow” (30+ days) to find motivated sellers more likely to negotiate. One thing to know: Zillow pulls from the San Antonio Board of Realtors MLS, but listings from for-sale-by-owner sellers, auctions, and off-market deals often do not appear there. For the fullest picture, combine Zillow with Houzeo (which aggregates FSBO listings) and the Bexar County tax sale calendar.
How do I find cheap houses for sale by owner in San Antonio?
For-sale-by-owner (FSBO) homes skip the listing agent’s commission, which sometimes translates to a lower asking price. Start with Zillow’s “For Sale by Owner” filter, then check Craigslist, Facebook Marketplace, and Houzeo. Driving neighborhoods like the West Side (78207, 78228) and South Side (78211, 78214) often turns up yard signs that never hit the internet. FSBO deals still need a title search and survey. Budget $1,500 to $2,500 for a title company to handle closing. If you are using a VA Loan or FHA loan, the property still has to pass the respective appraisal standards regardless of who is selling.
What can I buy in San Antonio with a $700 monthly mortgage payment?
At a 6.5% interest rate with 30-year fixed terms and assuming Bexar County’s roughly 2.1% property tax rate, a $700 total monthly payment (principal, interest, taxes, insurance) translates to a purchase price around $110,000 to $120,000. VA Loan borrowers can stretch slightly higher because there is no monthly mortgage insurance. At that price point, you are looking at 2- to 3-bedroom homes in the South Side, East Side, and parts of the West Side. If rates drop closer to 6%, the same payment supports roughly $125,000 to $130,000.
Are there abandoned houses for sale by owner in San Antonio?
Abandoned properties exist across San Antonio, particularly on the East Side and near downtown, but truly “abandoned” homes rarely have an active owner listing them for sale. What most buyers mean is vacant or distressed properties. The Bexar County Appraisal District website lets you look up ownership on any parcel. From there, you can contact the owner directly with a written offer. The City of San Antonio’s “Under One Roof” program and Bexar County tax lien auctions are two other channels. Be prepared for significant rehab costs, typically $20,000 to $60,000 on a long-vacant home, and verify that no open code violations exist before closing.
Do cheap houses in San Antonio qualify for VA Loans or FHA financing?
They can, but the property has to meet minimum property requirements (MPRs). For VA Loans, a VA appraiser checks for adequate roofing, working utilities, safe water supply, and no major structural defects. FHA appraisals have similar standards. Many homes under $100,000 need repairs to pass. Two workarounds: the FHA 203(k) loan rolls renovation costs into the mortgage, and the VA renovation loan (through select lenders) does the same for Veterans. Both let you buy a fixer-upper with one closing. The home just needs to be worth the total loan amount after repairs are completed.
