San Antonio Real Estate Market Update September 2026: Home Prices, Mortgage Rates, and How to Win

By Pedro Echeverria · October 15, 2026

In September 2026, the median home price in San Antonio was $302,999, down 2% from last year. Home sales were up 5%, homes took 88 days to sell on average, and there were 6 months of inventory on the market. Mortgage rates are at 7.40%, the highest in three years. Bottom line: San Antonio is leaning toward a buyer's market, and buyers have more choices and negotiating power than they've had in years.

Hey, my friend. Pedro Echeverría here. I'm an Air Force veteran and a Realtor here in San Antonio, and every month I break down the official numbers from the San Antonio Board of REALTORS® (SABOR) so you don't have to dig through reports yourself.

Whether you're buying your first home, selling, looking at new construction, or PCSing to Joint Base San Antonio, I'm going to show you what changed in the San Antonio housing market this month, what it actually means, and how to use it to your advantage.

Thinking about buying, selling, or relocating to San Antonio? I would love to put together a personalized strategy to help you win in this market. Call or text me at 210-376-9287 and let's talk about your goals. ---------------------------------------------------------------------------------------------------------- What happened in the San Antonio housing market in September 2026? Here are the numbers for single-family homes, new and existing combined, from SABOR's September 2026 MLS report:

• Homes sold: 2,793, up 5% from September 2025 • Median sale price: $302,999, down 2% • Average sale price: $363,341, down 2% • Price per square foot: $168, down 4% • Average days on market: 88 days, up 11% • Active listings: 17,155, up 4% • New listings: 4,172, up 3% • Pending sales: 2,091, down 16% • Months of inventory: 6.0 months • Sold price vs. original list price: 92.4%

So what does that mean? Prices aren't crashing, and they aren't climbing either. Year to date, the median price is $305,220, basically flat with 2025. San Antonio prices have been steady for a full year. The number I'm watching closest is pending sales, down 16%. Those are homes under contract that haven't closed yet. When that number drops, it usually means fewer closings over the next month or two, because higher rates are keeping some buyers on the sidelines. For you, that means less competition.

What are mortgage rates today? The average 30-year fixed mortgage rate was 7.40% on October 15, 2026, according to Freddie Mac. A year ago it was 6.27%. That's the highest rate since late 2023. Here's what that looks like on a real San Antonio home. On a $300,000 home with 5% down: • At 6.30%: about $1,764 a month in principal and interest • At 7.40%: about $1,973 a month • The difference: about $209 more every month for the same house

Will rates come down soon? Don't count on it. Fannie Mae's October forecast expects the 30-year rate around 7.4% at the end of 2026 and 7.5% through 2027. The Mortgage Bankers Association expects about 7.3% by year end. Forecasts change, but waiting for lower rates is a gamble, not a plan. Good news for veterans: VA loan rates are running lower than conventional rates, averaging just under 7% this week, according to Yahoo Finance. Your actual rate depends on your credit, loan type, and lender.

Is San Antonio a buyer's market right now? For most price ranges, yes. San Antonio is leaning toward buyers. A common rule of thumb is that about 6 months of inventory is a balanced market, and more than that favors buyers. We're sitting at 6.0 months, homes are taking 88 days to sell, and sellers are closing at 92.4% of their original list price. Now, that 92.4% doesn't mean every buyer is getting 7% off. It includes price drops along the way. What it tells me is that a lot of homes are listed too high at first, sit, and come down before they sell. That's your opening to negotiate.

The market also looks different depending on your price range: • $150,000 to $299,999: About 5.3 to 5.7 months of inventory. These homes move faster, so be ready to act. • $300,000 to $499,999: About 6.1 to 6.2 months. Balanced to buyer-friendly, with homes closing around 94% of original list price. • $500,000 to $999,999: About 6.8 to 8.1 months. More choices and more room to negotiate. • $1 million and up: 12.8 months of inventory. This is a strong buyer's market.

The higher the price, the more leverage you have as a buyer.

New construction homes in San Antonio: what's happening? This is the biggest story of the month. Buyers are shifting toward new construction. New-build pending sales went up 10% in September, while existing-home pending sales dropped 30%. Builders are offering price cuts, rate buydowns, and closing cost help, and buyers are responding.

Here's how new and existing homes compared in September 2026: • New construction median price: $300,450, down 3% • Existing home median price: $305,000, down 1% • New construction price per square foot: $160, down 7% • New construction days on market: 102 days, compared with 81 for existing homes • New construction listings from builders: 1,247 new listings, up 16%, with 4,800 active new homes on the market, up 10%

Read that again, my friend. The median new home in San Antonio sold for less than the median existing home. Builders have more homes to move, and they're competing hard for every buyer.

My advice: get every builder's incentives in writing, then take them to your lender and compare a price cut against a rate buydown side by side. The right choice depends on how long you plan to stay in the home. Should I buy a house in San Antonio right now?

If you're ready financially and plan to stay a few years, this is one of the better times to buy in a while. Rates are high, but prices are steady, there are over 17,000 homes to choose from, and sellers are more willing to deal. Here's how to win in this market:

• Get preapproved first. At 7.40%, even a small rate difference changes your payment. Compare at least two lenders before you start touring. • Look at days on market. A home that's been sitting 60 to 90 days usually has more room to negotiate on price, repairs, or closing costs. • Ask for concessions, not just a lower price. Seller-paid closing costs or a rate buydown can lower your monthly payment more than a small price cut. • Shop new construction incentives. Builders are competing for you. Get every offer in writing and compare them with your lender. • Don't wait for perfect rates. If rates drop later, refinancing may be an option. Prices and choices may not stay this favorable once more buyers come back.

First-time home buyers, this is a great time to learn your options without pressure. You have time to find the right home instead of rushing into the first one.

Ready to start looking? I've helped many families buy the right home and win in markets just like this one, and I'd love the chance to do the same for you. Call or text me at 210-376-9287, or search all new construction homes available in San Antonio at echerealestate.com

Buying a home with a VA loan or PCSing to San Antonio If you're PCSing to JBSA Lackland, JBSA Randolph, or JBSA Fort Sam Houston, this market works in your favor. As a veteran myself, here's what I want you to know.

With a VA loan, you can buy with no down payment, and VA rates are running below conventional rates right now. On top of that, sellers and builders are open to negotiating.

Here's a VA tip most buyers miss. Sellers can pay your normal loan closing costs, and on top of that, they can offer up to 4% in seller concessions for things like your VA funding fee or a rate buydown, according to Veterans United. Ask your lender how to use both.

A few things to plan around: • Start early. Homes are averaging 88 days on the market. Start your search before your report date. Many of my PCS clients shop remotely with video tours. • Budget with your BAH, not your max approval. Check your current rate on the official Defense Travel Management Office BAH calculator and pick a payment you're comfortable with. • Renting is still an option. The median rent for a home in the San Antonio area was $1,700 a month in September, based on 1,459 leases in SABOR's report. • Think about your next PCS. If you'll move again in 2 to 3 years, a lower price may matter more than a lower rate. If you'll stay or keep the home as a rental, a rate buydown may save you more over time.

PCSing to San Antonio? I've been in your boots. As an Air Force veteran, I know how stressful a PCS move can be, and I've helped many military families find the right home on a tight timeline. Call or text me at 210-376-9287 and let's map out your move together, even if you're still months away.

Is it a good time to sell a house in San Antonio? Homes are still selling. Existing-home sales were up 11% in September. But buyers have over 17,000 other options and high rates, so the homes that sell are the ones priced and prepared right from day one.

Here's what I tell my sellers: • Price for today's market, not last year's. The median price is down 2%. Homes that start too high usually drop anyway, just after sitting longer. • Expect to negotiate. Sellers are averaging 92.4% of their original list price. Plan for requests like closing costs or a rate buydown, which can attract more buyers than a price cut alone. • You're competing with builders. New construction is offering incentives many resale homes don't. Make your home move-in ready and consider offering an incentive of your own. • Watch the slowdown. Existing-home pending sales fell 30%, which means fewer buyers are going under contract right now. Patience and the right pricing strategy matter. Military sellers, if you're PCSing out of San Antonio, start the conversation early. A pricing plan built around your report date can save you months of carrying two homes.

San Antonio real estate FAQ: -What is the median home price in San Antonio? The median single-family home price in the San Antonio area was $302,999 in September 2026, down 2% from a year ago, according to the San Antonio Board of REALTORS®. -Are home prices dropping in San Antonio? Slightly. Prices are down 2% from September 2025 and flat for the year, with a year-to-date median of $305,220. That's a small dip, not a crash. -Is San Antonio a buyer's market in 2026? San Antonio is leaning toward a buyer's market. There are 6.0 months of inventory, homes take 88 days to sell on average, and sellers are closing at about 92% of their original list price. -What are mortgage rates in San Antonio today? The national average 30-year fixed rate was 7.40% on October 15, 2026, according to Freddie Mac. VA loan rates are averaging just under 7%. Your rate depends on your credit, loan type, and lender. -Is now a good time to buy new construction in San Antonio? It can be. The median new home sold for $300,450 in September 2026, less than the median existing home, and builders are offering incentives like rate buydowns and closing cost help. -How long does it take to sell a house in San Antonio? Homes averaged 88 days on the market in September 2026, up 11% from a year ago. Existing homes averaged 81 days and new construction averaged 102 days. -Should I buy or rent if I'm PCSing to San Antonio? It depends on how long you'll be stationed here, your BAH, and whether you'd keep the home as a rental later. The median rent was $1,700 a month in September 2026. The best move is to run the numbers both ways. -Can a seller pay closing costs on a VA loan? Yes. On a VA loan, sellers can pay your normal loan closing costs and can also offer up to 4% in seller concessions, such as paying your VA funding fee or buying down your rate.

Let's build your strategy for this market Numbers tell you what the market is doing. A strategy tells you what to do about it.

I've helped many clients and families win in this San Antonio market, from first-time buyers and growing families to veterans PCSing in and sellers on a deadline. I would love the opportunity to do the same thing for you. Whether you're buying, selling, building new, or relocating, I'll sit down with you, look at your goals and your numbers, and build a personalized strategy to help you win. No pressure, just honest advice from someone who genuinely cares about getting it right for you.

• Call or text me: 210-376-9287 • Book a free 15-minute strategy call: echerealestate.com God bless, and I'll see you next month. Pedro Echeverría Air Force Veteran | Realtor | Real Brokerage San Antonio, Texas

Sources • San Antonio Board of REALTORS®, MLS Summary Report, September 2026, produced by the Texas Real Estate Research Center at Texas A&M University (released October 7, 2026). Single-family homes, new and existing combined, unless noted. SABOR Market Statistics • Freddie Mac: Mortgage Rates Hold Steady at 7.40%, October 15, 2026 • TheStreet: Fannie Mae and MBA mortgage rate forecasts, October 2026 • Yahoo Finance: Mortgage and VA rates, October 15, 2026 • Veterans United: VA closing costs vs. seller concessions • Defense Travel Management Office: Basic Allowance for Housing Payment examples are principal and interest only and are estimates. Your rate and payment depend on your lender and situation. This article is general information, not financial or lending advice.