Central Texas Real Estate
Comparison
San Antonio vs Austin: Which Central Texas Market Gives Home Buyers More for Their Money
San Antonio wins on affordability and it is not close. The median home price sits near $275,000 — roughly $200,000 less than Austin — while steady job growth, no state income tax, and one of the highest concentrations of VA loan activity in Texas make it the stronger value market for first-time and military-connected buyers.
San Antonio at a Glance
- Best for: Military families and first-time buyers who want a sub-$300,000 home near major bases
- Key advantage: Median price near $275,000 with property taxes lower than Austin and no state income tax
- Watch out: Summer heat pushes utility bills higher and some older neighborhoods require flood zone verification
Austin at a Glance
- Best for: Tech-sector buyers with higher household incomes who want long-term appreciation and a deep job market
- Key advantage: Strong five-year appreciation history with a deep tech employer base driving steady home demand
- Watch out: Median home price near $475,000 and rising property taxes cut into monthly affordability fast
Killeen / Fort Cavazos at a Glance
- Best for: Active-duty service members stationed at Fort Cavazos who want the lowest entry price in the region
- Key advantage: Median home prices below $230,000 with one of the highest VA loan usage rates statewide
- Watch out: Resale values depend heavily on base activity and the rental market can soften during drawdowns
Which Market Fits You
- Budget under $280K: San Antonio offers the best mix of inventory, amenities, and base access for the price
- Budget over $400K: Austin delivers stronger long-term equity growth if your income supports the higher monthly payment
- PCS to Fort Cavazos: Killeen keeps total housing costs lowest while you are stationed at the base with easy commute access
Frequently Asked Questions
Is San Antonio a good place to buy a house in 2026?
How much do you need to make to buy a home in San Antonio?
Is it cheaper to buy a house in San Antonio or Austin?
What Should a San Antonio Home Buyer Know Before Starting?
San Antonio’s median home price sits at $285,000 as of early 2026—roughly 38% below Austin’s $460,000 median. That gap gives buyers here more purchasing power per dollar of income, but the market moves faster than most newcomers expect.
Bexar County’s property tax rate averages 2.1% of assessed value, which offsets some of the purchase price savings compared to other Texas metros. A $285,000 home carries roughly $5,985 in annual property taxes before homestead exemptions. Factor that into your monthly budget from day one. Homes in the $250K–$350K range average 28 days on market, down from 45 days in mid-2024.
- Median price (Bexar County): $285,000 as of Q1 2026
- Average days on market: 28 days for homes under $350K
- Property tax rate: 2.1% average (before homestead exemption)
- Homestead exemption savings: $100K off assessed value for school district taxes
- Closing costs: Typically 2.2%–3.5% of purchase price in Bexar County
How Does San Antonio Compare to Austin and Killeen for Home Buyers?
San Antonio offers the strongest balance of job growth, affordability, and inventory among the three metros. Austin pays higher salaries but demands 60% more for comparable square footage. Killeen prices lower but job diversity outside Fort Cavazos is limited.
Buyers relocating within Central Texas often compare these three markets directly. Austin’s tech-driven economy pushed median prices to $460,000, while Killeen/Fort Cavazos homes sit around $225,000. San Antonio lands in the middle with stronger employment diversity—healthcare (Baptist Health System, Methodist), Military (JBSA), cybersecurity (Port San Antonio), and Toyota’s manufacturing plant in the South Side all anchor the economy.
| Factor | San Antonio | Austin | Killeen/Fort Cavazos |
|---|---|---|---|
| Median home price (2026) | $285,000 | $460,000 | $225,000 |
| Property tax rate | 2.1% | 1.8% | 2.4% |
| Avg. days on market | 28 | 38 | 22 |
| Major employers (non-govt) | USAA, Toyota, H-E-B, Valero | Tesla, Apple, Oracle, Samsung | Primarily DoD/base-dependent |
| Inventory (months of supply) | 3.2 | 4.1 | 2.6 |
| Population growth (YoY) | 1.6% | 2.1% | 0.9% |
What Are the Best Neighborhoods for Home Buyers in San Antonio?
Your best neighborhood depends on commute, school priority, and budget tier. Buyers under $300K concentrate in the Northwest (Helotes corridor, Leon Valley) and the Northeast (Converse, Live Oak). Buyers above $350K look at Stone Oak, Alamo Ranch, and Boerne ISD areas.
The Far West Side along Highway 151—Alamo Ranch and Westover Hills—delivers newer construction (2015+) in the $310K–$400K range with Northside ISD schools. Northeast San Antonio along I-35 toward New Braunfels offers Comal ISD access and no city property tax in unincorporated Bexar/Comal overlap zones. The Medical Center area (ZIP 78229) appeals to healthcare workers wanting a sub-15-minute commute, with condos from $165K and single-family homes from $240K.
- Alamo Ranch / Far West Side (78253): $320K–$420K median, Northside ISD, newer builds, 25-min downtown commute
- Stone Oak / North Central (78258):Converse / Northeast (78109): $230K–$290K median, Judson ISD, close to Randolph AFB, strong VA Loan activity
- Helotes / Far Northwest (78023): $350K–$480K median, Northside ISD, Hill Country feel, 20 min to USAA HQ
- Southtown / King William (78204): $290K–$450K median, SAISD, walkable urban core, older historic homes
ng> $230K–$290K median, Judson ISD, close to Randolph AFB, strong VA Loan activity
Who Qualifies for San Antonio Home Buyer Assistance Programs?
First-time buyers earning under 80% of Area Median Income ($62,400 for a household of four in Bexar County) qualify for the City of San Antonio’s down payment assistance—up to $30,000 in forgivable grants through the State Affordable Housing Corporation (TSAHC) offers two statewide programs open to San Antonio buyers: the Homes for Texas Heroes program (for teachers, first responders, Veterans, and corrections officers) and the Home Sweet Texas program for general first-time buyers. Both provide 5% of the loan amount as a grant or second lien for down payment and closing costs. Veterans buying in San Antonio can stack a VA Loan (zero down payment) with TSAHC’s grant for closing cost coverage—eliminating nearly all out-of-pocket expense at closing.
for closing cost coverage—eliminating nearly all out-of-pocket expense at closing.
Military and Veteran buyers at JBSA: Active duty stationed at Joint Base San Antonio (Lackland, Fort Sam Houston, Randolph) qualify for VA Loan benefits with zero down payment. The 2026 BAH for San Antonio (MHA Code TX339) is $1,782/month for E-5 with dependents—enough to cover a $310,000 mortgage at current rates. Combine with TSAHC Heroes grant for closing costs and you’re looking at less than $1,500 out of pocket total.
How Much Does It Actually Cost to Buy in San Antonio?
Budget $8,500–$14,000 in total out-of-pocket costs on a $285,000 purchase, assuming 3% down conventional. That covers down payment ($8,550), minus any assistance programs, plus closing costs ($6,300–$10,000) and pre-paids like insurance and escrow funding.
Closing costs in Bexar County include title insurance (regulated by Texas Department of Insurance—roughly $1,900 on a $285K sale), lender origination fees ($1,500–$2,500), appraisal ($450–$600), survey ($400–$550), and recording fees ($100–$200). Property insurance averages $2,100/year in Bexar County. Flood insurance is generally not required unless you’re in a FEMA zone near Salado Creek, Leon Creek, or the Medina River floodplain—verify zone status on FEMA’s map before making an offer on properties in 78228, 78237, or 78245.
| Cost Component | Conventional (3% down) | FHA (3.5% down) | VA Loan (0% down) |
|---|---|---|---|
| Down payment on $285K | $8,550 | $9,975 | $0 |
| Estimated closing costs | $7,100 | $7,400 | $6,800 |
| Monthly mortgage insurance | $142/mo (until 80% LTV) | $163/mo (life of loan) | None |
| VA Funding Fee | N/A | N/A | $6,484 (financed) |
| Total cash to close | $15,650 | $17,375 | $6,800 |
What Should You Watch Out For as a San Antonio Home Buyer?
Foundation issues and property tax reassessments catch more San Antonio buyers off guard than anything else. Bexar County’s expansive clay soil causes slab movement in neighborhoods built before 2000, and BCAD reassesses aggressively after purchase—expect a 10%–20% assessed value jump in your first year.
Homes in the South and East sides (78207, 78220, 78222) may carry deed restrictions from older subdivisions that limit additions or ADU construction. Septic systems appear more frequently than buyers expect inside Loop 1604—particularly in Helotes, far west 78253 parcels, and the Bulverde Road corridor. Always confirm municipal sewer connection before waiving inspection contingencies. Foundation inspections ($400–$600) are not optional in San Antonio—pier-and-beam repairs average $8,000–$15,000 and post-tension slab repairs can reach $25,000.
- Foundation risk: Expansive clay soil in most of Bexar County—get a structural engineer inspection, not just a general inspector
- Tax reassessment: BCAD typically reassesses to sale price within 12 months; budget for the increase
- HOA fees: Master-planned communities (Alamo Ranch, Cibolo Canyons) charge $50–$150/month; verify before offer
- Flood zones: Properties near Salado Creek, Leon Creek, and Medina River require NFIP coverage ($800–$2,400/year)
- CPS Energy bills: Summer electric bills average $250–$350 for 2,000 sq ft homes—factor into DTI calculations
- SAWS impact fees: New construction outside Loop 1604 may carry $3,000–$5,000 in water infrastructure fees
Is San Antonio Still a Good Market for Buyers in 2026?
Yes—inventory has risen to 3.2 months of supply, giving buyers more negotiation leverage than any point since 2019. Price appreciation has slowed to 3.4% year-over-year, meaning you’re not overpaying into a frenzy but the market still rewards holding.
The city added 19,400 jobs in the trailing 12 months through Q1 2026, with healthcare and cybersecurity leading the count. Population inflow from California and the Northeast continues, though at a slower pace than the 2021–2023 surge. New construction permits are up 8% year-over-year, concentrated on the Far West Side and in Schertz/Cibolo. Builders like Lennar, Meritage, and local firm Monticello Homes are offering rate buydowns (2-1 or 1-0 structures) on standing inventory—effectively reducing your effective rate by 0.75%–1.5% in year one.
For buyers watching rates: the current 30-year fixed sits near 6.4% for conventional and VA Loans. A $285,000 purchase at 6.4% with zero down (VA) produces a $1,782 principal-and-interest payment. Add taxes ($498/mo), insurance ($175/mo), and you’re at $2,455/month total PITI. Household income of $85,000 keeps that within a 35% front-end ratio.
What Steps Close the Deal Fastest in San Antonio?
Get fully underwritten pre-approval—not just pre-qualification—before your first showing. In San Antonio’s sub-$350K segment, sellers accept pre-approved offers 3x more often than pre-qualified ones, especially when multiple offers land within 48 hours of listing.
The fastest path from search to keys in San Antonio runs about 32–38 days for conventional loans and 35–42 days for VA Loans (VA appraisal scheduling adds 3–5 days). Title companies in Bexar County (Alamo Title, Independence Title, Stewart Title) can close in 21 days if appraisal and survey come back clean. To compress timelines: order the survey at contract execution (not after inspection), schedule the home inspection within 3 days of executed contract, and have your lender pull the appraisal order within 24 hours of going under contract.
- Pre-approval first: Full underwrite with income/asset verification—costs nothing and takes 2–3 business days
- Offer strategy: In multiple-offer situations, shorter option periods (5 days vs. 10) win without costing you money
- Inspection timing: Book your inspector before you make the offer so they can get in within 48 hours of execution
- Appraisal gaps: Rare in San Antonio’s current market, but keep $3K–$5K liquid as a safety net on properties priced above recent comps
- Closing day: Schedule for Tuesday–Thursday; Monday and Friday closings at Bexar County title companies run 30–45 minutes longer due to volume
Frequently Asked Questions
How much do you need to make to buy a house in San Antonio?
Most lenders want your housing payment below 28% of gross monthly income. With San Antonio’s median home price around $290,000 and current rates near 6.5%, you need roughly $75,000–$80,000 household income for a conventional loan with 5% down. VA Loan buyers at JBSA or Fort Sam Houston can qualify with $0 down, which drops the income threshold closer to $65,000. Property taxes in Bexar County run about 2.2%, so factor that into your monthly number.
Is San Antonio a buyers or sellers market right now?
San Antonio leans toward a balanced market in 2026 with roughly 4 months of inventory. That’s a shift from the sub-2-month supply of 2021–2022. Buyers have more negotiating room—sellers are accepting concessions on 35–40% of transactions in Bexar County. Compared to Austin, where inventory is tighter in central ZIP codes, San Antonio gives buyers more leverage on price and closing cost credits.
What credit score do I need to buy a house in San Antonio TX?
580 is the minimum for FHA with 3.5% down; 620 for most conventional programs. VA Loans technically have no VA-mandated minimum, but most lenders in San Antonio set a 580–620 floor. If your score sits between 580 and 620, expect slightly higher rates—about 0.5% above what a 740+ borrower gets. Local credit unions like SACU and Randolph-Brooks sometimes offer more flexibility than national lenders for buyers in the 600–640 range.
What are the best areas to buy a house in San Antonio?
It depends on your budget and commute. Far West Side (78253) offers newer builds in the $280K–$380K range with Northside ISD schools. Converse and Live Oak (78109, 78233) put Military buyers minutes from JBSA-Randolph under $300K. Stone Oak and TPC Parkway (78258) run $400K–$600K with top-rated NEISD campuses. For value, look at the Southeast Side (78222)—median prices around $220K with quick I-37 access downtown.
Are there first-time home buyer programs in San Antonio?
Yes—several with real money attached. The City of San Antonio‘s HIP 120 program provides up to $15,000 in down payment assistance for buyers earning under 120% AMI (about $97,000 for a family of four in 2026). TSAHC offers 5% DPA as a forgivable grant statewide. Bexar County’s Housing Authority runs a separate program with up to $20,000 for eligible buyers. These stack with FHA or VA financing, which is common for buyers near Fort Cavazos and JBSA.
How much are closing costs for a home buyer in San Antonio?
Budget 2–4% of the purchase price. On a $300,000 home in Bexar County, that’s $6,000–$12,000 covering title insurance, lender fees, prepaid taxes, and escrow setup. Texas doesn’t charge a state transfer tax, which saves you compared to Austin buyers in Travis County who face similar lender fees but higher property tax escrow reserves. Seller-paid closing cost credits are common right now—ask for 2–3% and expect to get it in most price brackets below $400K.
