Looking to purchase a home in Shavano Park?
You’ve chosen a gem of a neighborhood in the San Antonio area—tucked among beautiful oak trees, with a luxurious yet friendly vibe.
In 2025, the average home price is roughly $950,000, and it’s still considered a “seller’s market.” But don’t worry!
This guide walks you through every step of the home buying process, from figuring out your budget to finally receiving your new keys.
Why Buy a Home in Shavano Park?
Shavano Park stands out in 2025 for its top-rated Northside ISD schools, low crime rates, and a community-focused atmosphere. There are about 3,771 residents, many of whom enjoy an average household income of $198,750. Homes typically range between $725,000 and $3.9 million, providing a range of luxury properties with that classic hill country feel.
Located about 15 minutes from downtown San Antonio and near popular shopping areas like La Cantera, Shavano Park offers both prestige and convenience. Many first-time homebuyers with different backgrounds—including veterans using VA loans—have successfully found their ideal home here. It’s a peaceful enclave where neighbors look out for each other, and you’ll often find community events, local gatherings, and plenty of Texas hospitality.
Step 1: Set Your Budget
Before you start house hunting, it’s essential to know how much you can comfortably afford. While the median home price in Shavano Park is around $956,500, you’ll find options both above and below that price point.
Consider:
Monthly Income: For example, if your take-home pay is $10,000 a month, how much can you allocate to your mortgage?
Debt-to-Income Ratio (DTI): Aim for a total monthly debt (including your mortgage) that’s 41% or less of your income. This means you’d want to keep total monthly payments under $4,100 if you earn $10,000 monthly.
Savings: Don’t forget to factor in closing costs (2%-5% of the home price). On a $956,500 home, that could be an extra $19,000-$47,000.
Real-world example: A family setting a $1 million budget ended up purchasing a $950,000 home in Shavano Creek. If you’re using a VA loan, be aware that while you may not need a down payment, you could still have a funding fee or other closing costs.
Budget comes first. Look at your income, debts, and savings to pinpoint a realistic price range for a home in Shavano Park.
Step 2: Get Pre-Approved for Financing
A pre-approval letter from a mortgage lender shows sellers you’re a serious and qualified buyer. In 2025, first-time buyers in Shavano Park often choose:
VA Loans: Ideal for eligible veterans, active-duty service members, and certain spouses. They typically require no down payment. As of 2025, loan limits in many parts of the country can go up to $806,500 (and sometimes more if you have full entitlement). To get started, request a Certificate of Eligibility (COE) on va.gov.
Conventional Loans: Usually require 5%-20% down depending on your financial profile. A 20% down payment on a $956,500 home would be about $191,300.
You’ll need documents like pay stubs, tax returns, and bank statements (usually two months’ worth). Shop around with 3-5 lenders to compare interest rates and terms, which currently hover between 5.5% and 6% in 2025.
Get pre-approved with your chosen lender to show you’re ready to buy. Gather financial documents early to speed up the process.
Step 3: Find a Shavano Park Real Estate Agent
The LRG Real Estate Group, located in Shavano Park, has agents with an intimate knowledge of the neighborhood. A local real estate agent who understands Shavano Park is a game-changer for first-time buyers. They’ll help you filter through listings and negotiate the best deal, ensuring you find the perfect home in this sought-after community.
Look for:
Experience: Ideally 5+ years of working with luxury homes or VA loan purchases.
Local Connections: Agents with direct contacts in neighborhoods like Shavano Creek or Bentley Manor might know about upcoming listings before they go public.
Real-world example: A buyer’s agent recently secured a $1.2 million home for a client in Shavano Creek and even negotiated a $50,000 discount. The right agent can save you money and a lot of stress.
Pick a local pro who knows the Shavano Park market and can guide you through each step, especially if you’re a first-time homebuyer.
Step 4: Search for Homes in Shavano Park
With your budget set, it’s time to start your home search.
The best way to find the perfect home? Work with LRG Real Estate Group. Our agents have exclusive access to off-market properties, insider knowledge of pricing trends, and the expertise to guide you to the best deals. Recently, a client found six hidden gems in Shavano Creek that never even hit the market!
Skip the stress of searching alone—let us help you find your dream home in Shavano Park.
Pro Tip: Make a list of must-haves—like a pool, a certain number of bedrooms, or a large yard—and prioritize those to focus your search.
Check online platforms and tap into your agent’s local knowledge to find the best Shavano Park options, whether you’re targeting a $725,000 starter home or a $3.9 million luxury retreat.
Step 5: Make an Offer
Found the perfect home? Now it’s time to submit an offer. Keep these tips in mind:
Research Comparable Sales (“Comps”): In Shavano Park, homes average $284 per square foot. For example, a 3,500 sq ft home might be priced around $1 million.
Offer Amount: Many buyers start 5%-10% below the asking price. If a home is listed at $950,000, you might offer around $900,000 to give yourself room to negotiate.
Contingencies: Common ones include an inspection contingency (so you can back out if major issues arise) and an appraisal contingency (required for VA loans to ensure the home meets certain standards).
Real-world example: A veteran recently offered $875,000 on a $925,000 home and got the seller to accept. In a hot market, you may need to act quickly.
Use local sales data, work closely with your agent, and be ready to negotiate. VA loan contingencies may be part of your offer, but don’t be afraid to ask questions.
Step 6: Handle the VA Appraisal and Inspections
This step is especially important for VA loan buyers, but it also applies to other types of loans:
VA Appraisal: Costs $400-$600 and takes about 10-14 days. The VA appraiser checks both the home’s value and its “Minimum Property Requirements” (MPRs)—basic safety and livability standards (like having a functional roof and heating/cooling system).
Repairs: If the appraiser finds issues (e.g., a roof leak or pest infestation), the seller usually fixes them. Costs can range from $500 to $5,000 or more.
Home Inspection (Optional, but strongly recommended): A deeper evaluation of the home’s condition (foundation, plumbing, electrical). It typically costs $300-$500 and can save you from surprises down the road.
Real-world example: One seller spent $2,000 repairing a minor roof issue to meet the VA’s requirements. The deal closed smoothly afterward.
Plan for the VA appraisal and consider a separate home inspection. Make sure any required fixes are addressed before finalizing the purchase.
Step 7: Close the Deal
Closing is the finish line! Here’s what to expect:
Signing Documents: You’ll sign loan papers and title documents, which usually takes 1-2 hours.
Paying Closing Costs: Expect to pay around 2%-5% of the purchase price. VA loans include a funding fee that can range from 1.25% to 3.3% of the loan amount, though you can often roll this into your mortgage.
Getting the Keys: Most closings wrap up in 30-45 days after the seller accepts your offer. Once the paperwork is done, the home is officially yours.
Real-world example: A family recently closed on a $1.1 million Shavano Park home in 38 days, paying about $22,000 in closing costs. They moved in the following weekend.
Budget for closing costs and be prepared for final signatures. Once you’re done, you get the keys to your new Shavano Park home!
Shavano Park Market Trends in 2025
Despite a 31.7% drop from 2024, Shavano Park homes still have a median price of $956,500.
Properties stay on the market for around 65 days, and there are about 99 active listings—significantly more than the 31 listings in late 2024. Although it’s considered a seller’s market, first-time buyers can still find opportunities to negotiate.
Real-world example: A four-bedroom home was recently listed at $1 million but sold for $950,000, showing there can be room for price adjustments.
| Market Snapshot | Value (Feb 2025) | Change from 2024 |
|---|---|---|
| Median Price | $956,500 | -31.7% |
| Price/Sq Ft | $284 | Stable |
| Days on Market | 65 | +9 days |
| Active Listings | 99 | +68 |
FAQs About Buying a Home in Shavano Park
What’s the first step for first-time homebuyers in Shavano Park?
Set your budget. With median home prices around $956,500, you’ll need a clear idea of what you can afford before you start searching.
How long does it take to buy a home in Shavano Park?
Usually 45-60 days total. Pre-approval can take a week, finding a home might take 2-3 weeks, and closing can be 30-45 days.
Can I use a VA loan in Shavano Park?
Yes. VA loan limits around $806,500 apply, and some borrowers qualify for even more. Plenty of veterans have successfully purchased homes here.
What’s the average home price in Shavano Park in 2025?
The median price is about $956,500, with properties ranging from $725,000 to $3.9 million.
Is Shavano Park a buyer’s or seller’s market in 2025?
It’s still considered a seller’s market with average homes selling in 65 days. However, buyers have had success negotiating lower prices.
What should I offer on a Shavano Park home?
Many first-time buyers offer 5%-10% below list price, depending on comparable sales in the area.
Are inspections required for VA loans in Shavano Park?
A VA appraisal is mandatory, but a separate home inspection is optional (though highly recommended to avoid hidden issues).
Closing Costs Table
| Expense | Cost Range | Notes |
|---|---|---|
| Appraisal | $400-$600 | Required for VA and most conventional loans |
| Inspection | $300-$500 | Optional, but highly recommended |
| VA Funding Fee | $11,956-$31,619 | 1.25%-3.3% of $956,500 (can often be financed) |
| Other (Title, etc.) | $6,000-$15,000 | Varies; total closing costs typically 2%-5% of price |
Tip: You can often roll the VA funding fee into your mortgage, which reduces upfront cash needs.
Summary and Key Takeaways
Buying your first home in Shavano Park can be both exciting and straightforward if you break it down into clear steps. Start with a solid budget, get pre-approved for a VA or conventional loan, and partner with a local real estate agent who knows the area well.
Expect home prices to hover around $956,500, and be prepared to move quickly in this seller’s market—while still keeping an eye out for negotiation opportunities.
Above all, remember that every first-time homebuyer’s journey is unique. Stay focused on your financial comfort zone, do your homework, and rely on your agent’s expertise.
Soon, you’ll be enjoying the best of Shavano Park: its quiet neighborhoods, friendly neighbors, and easy access to San Antonio amenities. Good luck on your path to homeownership!
