How much house can you afford in San Antonio?
This one uses real Bexar County property tax and Texas insurance, not the optimistic national-average numbers other calculators hide. See a payment you can actually live with.
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An LRG agent can pull San Antonio listings that fit this number and connect you with a lender to confirm what you actually qualify for. No cost, no pressure.
Why San Antonio affordability is different from what generic calculators show
Generic affordability calculators use national average tax and insurance assumptions. San Antonio buyers pay substantially more on both. Bexar County's effective property tax rate runs 2.1% to 2.3% of assessed value, depending on your school district, well above the national average of 1.1%. Texas homeowner's insurance runs higher than most states because of hail, wind, and storm exposure statewide. On a $260,000 San Antonio home, these two line items alone add roughly $6
The calculator above uses 2.2% property tax and 0.81% insurance, both calibrated to San Antonio specifically. A national calculator using 1.1% tax and 0.5% insurance on the same home would show $350 per month less in housing costs, overstating your buying power by $50,000 or m
What income you need for a median San Antonio home
The San Antonio city median is $260,000 as of May 2026. Here is the full monthly payment breakdown using this calculator's assumptions, and the household income required to qualify under standard lending ratios.
| Payment Component | FHA (3.5% down) | VA ($0 down) | Conventional (5% down) |
|---|---|---|---|
| Down payment | $9,100 | $0 | $13,000 |
| Loan amount | $250,900 | $260,000 | $247,000 |
| Monthly principal and interest at 5.5% | $1,425 | $1,477 | $1,403 |
| Monthly property tax at 2.2% | $477 | $477 | $477 |
| Monthly insurance at 0.81% | $176 | $176 | $176 |
| Monthly mortgage insurance | $115 FHA MIP | $0 (no PMI) | $103 PMI |
| Total monthly PITI | $2,193 | $2,130 | $2,159 |
| Income needed at 28% housing ratio | $94,000/year | $91,300/year | $92,500/year |
At the 28% front-end ratio, a median San Antonio home requires roughly $91,000 to $94,000 in household income depending on loan type. The VA loan has the lowest income requirement because there is no mortgage insurance, even though it finances the full purchase price. FHA requires the least cash upfront at $9,100 but carries mortgage insurance for the life of the loan.
If your household income is closer to $70,000 to $80,000, the calculator will show you can afford homes in the $200,000 to $230,000 range, which covers large portions of the South Side, West Side, Converse, and Live Oak. Adjust the sliders above to see where your income places you.
How your loan type changes your number
What the calculator is doing with your numbers
The tool applies the same qualifying ratios that lenders use. The 28% front-end ratio means your total housing payment, including principal, interest, taxes, insurance, and mortgage insurance, should not exceed 28% of your gross monthly income. The 43% back-end ratio means your total monthly debt payments, housing plus car loans, student loans, credit cards, and other obligations, should not exceed 43% of gross income.
Both ratios must pass. A buyer earning $7,000 per month gross qualifies for up to $1,960 in housing costs under the 28% rule. But if that same buyer has $800 per month in car and student loan payments, the 43% rule caps total debt at $3,010, leaving o
The calculator caps jumbo loans at 20% down because most jumbo lenders require it. Below $766,550 in Bexar County, conforming loan limits apply and lower down payments are available. The 5.5% rate assumption for conventional, FHA, and VA reflects mid-2026 market conditions. Your actual rate will depend on credit, loan type, and the rate environment when you lock.
Your actual rate will depend on credit, loan type, and the rate environment when you lock.Buy below your maximum, not at it
The calculator shows you the maximum price a lender will likely approve. It does not show you the price you should actually target. Lender maximums assume every dollar of available income goes to debt service with no cushion for home repairs, rate changes, job disruption, or lifestyle. In San Antonio, where summer cooling costs can add $200 to $400 per month and older homes in established neighborhoods carry deferred maintenance, buying at your maximum leaves no margin.
The LRG recommendation: target 80% to 90% of your calculator maximum. If the tool shows you qualify for $280,000, look at homes in the $225,000 to $250,000 range. You will have a lower payment, faster equity accumulation, a reserve for repairs, and significantly less financial stress if rates adjust on an ARM or if income changes.
- Repairs budget: Budget 1% to 2% of home value per year for maintenance. On a $260,000 home, that is $2,600 to $5,200 annually, or $217 to $433 per month that the calculator does not account for.
- Rate sensitivity: A 0.5% rate increase on a $250,000 loan adds roughly $75 per month. If you buy at your maximum and rates rise on an ARM, the payment increase eats into non-housing expenses.
- Emergency reserves: Lenders qualify you based on income, not savings adequacy. Aim for 3 to 6 months of total expenses in reserve after closing, not just enough to close.
What about USDA loans in San Antonio?
USDA loans offer $0 down for eligible buyers in qualifying rural areas. The calculator does not include USDA because most of the San Antonio city core is ineligible. However, roughly half of Bexar County qualifies, and the USDA option is real for buyers open to outer-ring communities.
Eligible areas include St. Hedwig, Atascosa, Elmendorf, Adkins, and parts of south and east Bexar County. ZIPs like 78002, 78073, 78101, 78109, 78112, and 78152 fall within the USDA boundary. The 2026 household income cap for a 1 to 4 person family in the San Antonio metro is $119,850. For a 5 to 8 person household, the cap is $158,250.
If you are open to these areas, USDA offers the same $0-down advantage as VA without the military service requirement. An LRG agent can pull the current eligibility map for any address you are considering and confirm whether your income qualifies.
- Eligible areas: St. Hedwig, Atascosa, Elmendorf, Adkins, and parts of far south and east Bexar County. NOT the city core, NOT Loop 1604 interior.
- Income limit: $119,850 for 1 to 4 person household, $158,250 for 5 to 8 person household, as of 2026.
- Down payment: $0, same as VA. No military service requirement.
- Why not in the calculator: USDA eligibility depends on the specific property address, not just the buyer's financials. The tool cannot verify property eligibility. An agent can.
San Antonio Affordability FAQs
What salary do I need to afford a $300,000 house in San Antonio?
How much down payment do I need for a house in San Antonio?
Does Bexar County property tax really change how much house I can afford?
Can I afford more house with a VA loan?
What if I have car payments or student loans?
Are there down payment assistance programs in San Antonio?
Should I buy at my maximum affordability?
Run your numbers, then talk to a local lender
The calculator above gives you a realistic starting point based on San Antonio's actual tax and insurance costs, not national averages. But a calculator is a starting point, not a pre-approval. Your actual buying power depends on your full credit profile, employment history, and the specific loan program a lender can offer. The next step is a conversation with a lender and an LRG agent who can translate these numbers into a real home search with real listings at your price point.