January 2026 San Antonio Real Estate Market Update

By Keith & Sheila Realty Group | Serving Greater San Antonio, Cibolo, Schertz & New Braunfels

The January 2026 market stats are in, and they tell a very important story for buyers and sellers across the Greater San Antonio area. As your local market experts—and veteran-focused REALTORS®—we break this down so you understand what it means for your home, your buying power, and your strategy.

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📊 January 2026 Snapshot

Here’s a quick look at the key numbers:

• Days on Market: 98 days ⬆️ 17%

• Total Sales: 1,974 ⬇️ 10%

• Price Per Square Foot: $169 ⬇️ 1%

• Average Price: $362,130 ⬆️ 3%

• Median Price: $292,999 ⬇️ 1%

• Close to Original List Price: 91.4%

• Months of Inventory: 5.49 months

• Average Residential Rent: $1,773

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🏠 What This Means for Sellers

1️⃣ Homes Are Taking Longer to Sell

With 98 average days on market, properties are sitting longer than they were last year. Pricing strategy is more important than ever.

2️⃣ Buyers Have More Options

Active listings increased to 15,033 homes (⬆️ 11%), meaning more competition. Sellers must:

• Price correctly from day one

• Present homes professionally

• Market aggressively

3️⃣ Price Stability Is Holding

Even though median price dipped slightly (-1%), the average price is up 3%, showing higher-end sales are still strong.

4️⃣ Inventory Nearing Balanced Market

At 5.49 months of inventory, we are approaching a balanced market (6 months = neutral). This is no longer the ultra-competitive seller’s market of 2021–2022.

👉 Strategic pricing and professional marketing are critical in 2026.

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🏡 What This Means for Buyers

1️⃣ More Negotiation Power

Homes are closing at 91.4% of original list price, meaning:

• Price reductions are happening

• Seller concessions are more common

• Inspection negotiations are stronger

2️⃣ More Inventory to Choose From

With 4,235 new listings in January (+3%) and inventory rising, buyers aren’t forced into rushed decisions like in previous years.

3️⃣ Price Segments Breakdown

Market activity by price range:

• $0–$199,999: 15.45%

• $200,000–$499,999: 68.29% (bulk of the market)

• $500,000–$749,999: 9.98%

• $750,000–$1M+: 6.28%

The sweet spot remains between $200K–$499K, which is where most buyers and sellers are active.

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📈 Sales Activity

• Pending Listings: 2,090 ⬇️ 22%

• Active Rental Listings: 5,127 ⬆️ 18%

The drop in pending sales shows buyers are being more selective. However, rental inventory rising suggests some homeowners are choosing to lease rather than sell.

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💬 Military & Veteran Perspective

For our military families around Randolph AFB, Fort Sam Houston, and Lackland AFB:

• This market gives VA buyers stronger negotiating leverage.

• Seller concessions are becoming more common.

• Appraisal gaps are less frequent than in peak years.

If you’re PCSing into San Antonio, 2026 may present strong buying opportunities compared to prior years.

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📍 What This Means for Cibolo, Schertz & New Braunfels

Submarkets like:

• Saratoga (Cibolo 78108)

• Bentwood Ranch

• Legend Heights

• West Village at Creekside

are feeling similar trends—longer days on market but stable pricing in desirable neighborhoods.

Local pricing strategy matters more than broad county averages.

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🎯 Our Professional Take

We are shifting from a high-speed seller’s market to a more balanced, strategic market.

That means:

✅ Sellers must be precise
✅ Buyers have leverage
✅ Marketing matters
✅ Negotiation skill matters
✅ Experience matters

With over 300+ closings and deep inspection + construction background, we help our clients win in markets like this—not just survive them.

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📞 Want a Custom Strategy?

Whether you’re:

• Considering selling this spring

• Relocating to San Antonio

• Using a VA loan

• Buying your first home

We’ll create a custom plan based on your neighborhood and price point.

👉 Schedule your consultation at KeithAndSheila.com
📲 Call or text us anytime.