Greater San Antonio Real Estate Market Update: August 2026

The Greater San Antonio housing market entered August 2026 with more homes available, longer selling times, and improved negotiating opportunities for buyers. At the same time, closed sales increased and home prices remained relatively stable—showing that buyers are still purchasing homes when the price, condition, and financing make sense.

The latest completed monthly statistics are for July 2026. According to the San Antonio Board of REALTORS® Multiple Listing Service report, 3,328 homes sold during July, a 5% increase from the same month last year.

Is Greater San Antonio a Buyer’s or Seller’s Market?

Greater San Antonio is best described as a balanced market with buyer-friendly conditions. More than six months of available inventory gives buyers a broader selection and greater negotiating power than they had during the highly competitive pandemic-era market.

However, this does not mean that buyers control every transaction or that every seller must accept a deeply discounted offer. Well-maintained homes that are priced correctly can still attract strong interest, particularly in desirable neighborhoods and competitive price ranges.

Real estate conditions also vary considerably by neighborhood, school district, price range, property condition, and whether a home is competing with new construction. A move-in-ready home in Cibolo or Schertz may perform differently from an older home requiring repairs, an acreage property, or a luxury home in another part of the market.

Home Sales Increased During July

The 3,328 closed sales reported during July represented a 5% year-over-year increase. That is an encouraging sign because it demonstrates that demand has not disappeared despite affordability challenges and elevated mortgage rates.

Buyers are still entering the market for military moves, job relocations, household changes, retirement, and other life events. The difference is that many buyers are now more selective about price, condition, monthly payment, and the concessions they expect from a seller.

Pending sales were down 13% year over year, however. Because pending contracts often become future closed sales, this is an important number to watch as we move toward the fall market. One month does not establish a long-term trend, but it suggests that affordability continues to limit some buyer activity.

San Antonio Home Prices Remain Relatively Stable

The median sales price reached $315,000 in July, reportedly 2% higher than the previous year. The average sales price increased 3% to $388,070, while the average price per square foot remained unchanged at $176.

These numbers do not indicate a widespread market crash. Instead, they describe a market where overall prices remain relatively stable while individual sellers face more competition.

A median price is the midpoint of all homes sold—not an estimate of what every home is worth. A property’s actual market value depends on its neighborhood, size, condition, lot, improvements, recent comparable sales, and current competition.

More Inventory Means More Choices for Buyers

Greater San Antonio had 17,567 active listings during July, a 3% increase from the previous year. Total inventory reached 6.11 months.

For buyers, greater inventory can provide:

• More time to compare homes and neighborhoods
• Better opportunities to negotiate repairs or credits
• Potential seller contributions toward closing costs
• Opportunities to negotiate mortgage-rate buydowns
• Less pressure to waive important protections
• A better chance of finding assumable VA financing

Negotiating leverage should still be based on the specific property. A home that is newly listed, properly priced, and in excellent condition may not offer the same opportunity as one that has been sitting on the market for several months.

Homes Are Taking Longer to Sell

Homes averaged 81 days on the market in July, an 11% increase from the previous year. Properties also sold for an average of 93% of their original asking price.

These statistics deliver an important message to sellers: overpricing a home to “see what happens” can be costly.

Buyers now have enough inventory to compare competing properties. If a home appears overpriced—or needs significant repairs without an appropriate price adjustment—it may be passed over.

Repeated price reductions can eventually attract a buyer, but they may also cause the property to spend more time on the market and create questions about why it has not sold. A well-supported initial price is generally more effective than starting too high and chasing the market downward.

Most Sales Remain Below $500,000

The majority of July sales were concentrated in the $200,000-to-$499,999 range:

• 13.72% sold for $199,999 or less
• 67.48% sold between $200,000 and $499,999
• 11.98% sold between $500,000 and $749,999
• 6.82% sold for $750,000 or more

This confirms that affordability remains a major driver of the Greater San Antonio market. Homes that appeal to first-time buyers, military families, and move-up buyers in the middle price ranges generally have the largest potential buyer pool.

Mortgage Rates Continue to Affect Affordability

Freddie Mac reported that the national average rate for a 30-year fixed-rate mortgage was 6.67% as of August 13, 2026. The 15-year fixed-rate average was 5.96%.

These are national averages—not guaranteed rates for an individual borrower. A buyer’s actual rate depends on credit, loan program, down payment, points, property type, lender, and market conditions when the loan is locked.

At today’s rates, buyers should focus on the complete monthly housing expense rather than purchase price alone. That calculation should include:

• Principal and interest
• Property taxes
• Homeowners insurance
• Mortgage insurance, when applicable
• Homeowners association fees
• Maintenance and expected repairs

Seller-paid closing costs or a temporary rate buydown may sometimes create more immediate value for a buyer than negotiating the same amount as a reduction in the sales price.

What August 2026 Conditions Mean for Homebuyers

Buyers currently have more options and leverage, but purchasing decisions should still be made carefully. The lowest-priced home is not always the best value if it has serious condition, insurance, foundation, roof, or mechanical-system concerns.

Before making an offer, buyers should evaluate:

• Comparable sales and current competing listings
• How long the property has been on the market
• Previous price reductions
• Visible condition and likely repair expenses
• Property taxes and insurance costs
• Seller concessions and financing alternatives
• Resale potential and neighborhood trends

Buyers should use their leverage strategically—not simply submit an extremely low offer without supporting market evidence. The strongest negotiations combine reliable comparable sales, property-condition information, and financing terms that allow the transaction to close.

What August 2026 Conditions Mean for Sellers

Homes are still selling, and overall sales increased during July. But sellers must compete for a smaller and more payment-conscious pool of qualified buyers.

Successful sellers should focus on:

• Pricing according to current competition—not past market highs
• Correcting noticeable deferred maintenance before listing
• Professional photography, video, floor plans, and targeted marketing
• Making the home easy and convenient to show
• Reviewing competing new-construction incentives
• Considering reasonable buyer closing-cost requests
• Responding to market feedback quickly

Sellers should also calculate their estimated net proceeds before accepting an offer. A higher price is not always the strongest offer when financing, concessions, repairs, appraisal risk, and closing timelines are considered.

What This Means for Military and Veteran Buyers

The Greater San Antonio area continues to be shaped by PCS moves involving Joint Base San Antonio, including Randolph Air Force Base, Lackland Air Force Base, and Fort Sam Houston.

Increased inventory can benefit VA buyers by creating more opportunities to negotiate closing-cost assistance, repairs, and other favorable terms. Sellers may also be more willing to consider VA financing when their home has been on the market longer.

VA buyers should still work with professionals who understand VA appraisal requirements, minimum property requirements, seller concessions, Tidewater, reconsiderations of value, and assumable VA loans.

Our August 2026 Market Outlook

We expect Greater San Antonio to remain competitive but buyer-friendly as the summer market transitions into fall. Inventory is likely to continue giving buyers choices, while affordability and mortgage rates will remain the biggest limitations on demand.

Correctly priced homes should continue to sell. Overpriced or poorly presented properties may require longer marketing periods, price adjustments, or additional concessions.

This is neither the frantic seller’s market of 2021 nor a market where buyers can assume every seller is desperate. It is a more balanced, property-specific market where experienced analysis, preparation, and negotiation matter.

Sources: San Antonio Board of REALTORS® MLS statistics for July 2026 and Freddie Mac Primary Mortgage Market Survey for August 13, 2026.

Disclaimer: Market statistics represent the broader San Antonio MLS area and do not determine the value or marketability of an individual property. Mortgage rates change frequently and vary by borrower and loan program. This article is for general information and is not an appraisal, lending quote, or guarantee of future market performance.