Moving to San Antonio 2026: Your Complete Relocation Guide
Hello, I'm Anthony Sharp – a U.S. Air Force veteran turned San Antonio Realtor – and welcome to your guide for Moving to San Antonio 2026. My wife Tanya and I relocated here a few years back, and we learned what it takes to make a smooth transition into Military City USA.
In this post, I'll share everything you need to know before your move. From housing and neighborhoods to jobs, schools, and insider tips, I've got you covered with real data, personal insights, and local expertise.
San Antonio isn't just another city to me – it's home. After multiple military moves, I understand the mix of excitement and stress that comes with starting fresh.
Get your free 2026 relocation consultation with military relocation specialist Anthony Sharp. We'll create your personalized moving strategy today.
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5 Key Lessons We Learned Moving to San Antonio
When we first arrived in San Antonio, we hit a few bumps and made plenty of discoveries. Here are five key lessons from our move:
1. Plan for the Heat (and Embrace the Culture)
We knew Texas would be warm, but living through a San Antonio summer was a lesson! Make sure your new home has strong A/C and be ready for outdoor activities only in mornings/evenings during peak summer.
On the flip side, the year-round sunshine means lots of festivals and outdoor fun. From evening strolls on the River Walk to the city-wide Fiesta in spring, the vibrant local culture quickly won us over.
In short, pack your sunscreen and an open mind!
2. Research Neighborhoods and Commutes Carefully
San Antonio is deceptively large and spread out. A neighborhood's location can make or break your daily routine.
We discovered that a commute can vary wildly by time of day. A drive that's 15 minutes at 2 PM might be an hour at 5 PM in rush hour traffic.
The city's major loops (1604 and 410) and highways (I-10, I-35, Hwy 281) get congested at peak times. Try to live near your work or plan for "reverse" commutes going opposite the main flow.
3. Leverage the Low Cost of Living – But Factor in Property Taxes
Coming from out-of-state, we were pleasantly surprised by the cost of living. Overall expenses here are about 8–10% lower than the U.S. average, and it's one of the most affordable big cities in Texas.
Housing gives you more bang for your buck. Median home prices are 20–30% less than in Austin or Dallas.
Plus, Texas has no state income tax, which helps your paycheck go further. However, budget for property taxes in your housing costs.
Texas recoups that no-income-tax benefit with higher property taxes. In San Antonio (Bexar County), the effective rate is around 1.9%, above the 1.1% national average.
4. Tap into the Military (and Veteran) Network
As a military family, we immediately felt at home in "Military City, USA." The city hosts multiple bases under Joint Base San Antonio (JBSA) and is home to thousands of veterans and active-duty personnel.
Roughly one in every eight San Antonians has a connection to the military! This meant instant support for us: neighbors who understood PCS moves, top-notch medical care, and military discounts almost everywhere.
Take advantage of local resources for military families. There are spouse groups, Facebook communities, and base newcomer programs ready to help.
5. Have a Moving Game Plan
Our final lesson was the power of preparation. We created a moving checklist and timeline to keep ourselves on track.
From arranging movers and setting up utilities to transferring our kids' school records ahead of time, planning made all the difference. Did you know you have 30 days to get a Texas driver's license and 90 days to register your vehicle?
Key steps we found invaluable: start home hunting early, scout school districts before picking a neighborhood, and schedule your utility setups. A little planning goes a long way toward a stress-free move.
San Antonio Real Estate Market 2026: What to Expect
As of 2025 heading into 2026, San Antonio's real estate market is cooler than the frenzy of a few years ago, but still healthy.
The median home price in early 2025 was around $290,000, a slight dip of ~3–4% year-over-year. Higher interest rates and a surge of new construction gave buyers more leverage.
San Antonio Median Home Price Trend 2022-2026
San Antonio's median home prices show a slight dip in 2025 but are projected to rise again in 2026.
The 2026 Outlook
The outlook for 2026? Stable with a side of modest growth.
We're not in a housing "bust" – more like a market catching its breath after a sprint. Forecasts suggest home values will resume appreciating by about 3–4% into 2026.
Demand remains strong thanks to San Antonio's population growth. We were the third-fastest growing U.S. city as of 2025!
Current Housing Trends
We're seeing steadier prices with no more double-digit annual jumps. Buyers have more breathing room with increased listings and builders offering incentives.
The San Antonio suburbs continue to boom. Areas outside Loop 1604 and in the far Northside offer affordable homes, often new construction with modern features.
If mortgage rates dip in 2026, we might see a surge of buyers returning. For now, though, buyers can take advantage of the softer market – you might snag a home below asking price.
Buying Tips for 2026
Get Pre-Approved Early: Start the mortgage pre-approval process before house-hunting. A pre-approval letter signals sellers that you're serious and financially ready.
Leverage VA Loans: Military families, San Antonio is very accustomed to VA loans. They offer zero-down options and competitive rates – a huge benefit.
Consider New Construction: Builders are still actively constructing, and in a slower market they often run promotions. In 2025 I saw offers like "$10,000 toward closing costs."
Don't Skip Inspections: Always get a professional home inspection. Know what you're buying – if issues turn up, you can negotiate repairs or a price credit.
Focus on Resale Factors: Think about resale value. Location and school district are huge drivers of value here, even if you don't have kids.
Cost of Living in San Antonio 2026
One of the biggest draws of moving to San Antonio is the affordable cost of living. Simply put, your dollar stretches further here.
Cost of Living Index Comparison
A comparison of the cost of living index for San Antonio, Austin, Dallas, and the U.S. average.
Housing Costs
Housing is the star of the show when it comes to affordability. We're about 20-30% cheaper in home prices than Austin or Dallas for comparable properties.
Rent is also reasonable. You can find a nice 2-bedroom apartment for around $1,200–$1,500/month outside of downtown.
Pro tip: If you're renting, note that summer is peak move-in season. Look for move-in specials like one month free on a 12-month lease.
Everyday Expenses
Overall day-to-day costs are at or a bit below national averages. Groceries are slightly cheaper (thank you H-E-B!).
Dining out won't break the bank. San Antonio has amazing food from food trucks to authentic Tex-Mex restaurants at lower prices than trendier cities.
Utilities are moderate: electricity can run $150-$250/month for a single-family home (summers are the high end with AC). Our summers are hot, so budget accordingly.
Taxes
Texas famously has no state income tax, which is a big win for your paycheck. However, property taxes fill that gap.
In Bexar County, property tax rates average ~1.9% of a home's value. That's higher than the U.S. average of ~1.1%.
For example, a $300k home will owe around $5,700/year in property taxes. Sales tax in San Antonio is 8.25%, but there's no tax on groceries and medicine.
Best Neighborhoods in San Antonio 2026
San Antonio offers diverse neighborhoods, each with its own character. One of the first questions I get from newcomers is "Where should I live?"
Urban & Trendy Areas
If you crave city buzz or historic charm, check out Alamo Heights, Tobin Hill, Monte Vista, or Southtown/King William.
Alamo Heights is an established, affluent enclave with top-notch schools. Tobin Hill and Southtown are artsy and walkable, popular with young professionals.
These areas have higher price tags per square foot, but they're among the best neighborhoods if you value culture and convenience.
Suburban Family Hubs
Most families gravitate to the north side and northwest side suburbs. These areas combine good schools, newer homes, and plenty of amenities.
Stone Oak is a premier family-friendly suburban area. It has highly rated schools in North East ISD (Reagan and Johnson High Schools), low crime, and every convenience nearby.
Alamo Ranch offers tons of newer homes, community pools and parks, and is a retail mecca. Families love it for bang-for-buck and newer schools.
For affordability with good schools, look at Schertz and Cibolo on the northeast outskirts. These suburbs near Randolph AFB offer great schools and more house for the money.
Upscale & Established Areas
Neighborhoods like Terrell Hills, Olmos Park, and The Dominion represent the pinnacle of San Antonio living.
They consistently rank among the best neighborhoods for families who want safety, elite schools, and a luxurious environment. Price tags to match, with many $1M+ properties.
Military Family Recommendations
For Randolph AFB: Look at Schertz, Cibolo, Universal City, Live Oak, or Garden Ridge. These communities offer 10-20 minute drives with family-friendly atmospheres.
For Fort Sam Houston: Alamo Heights or Terrell Hills offer 5-10 minute commutes and amazing schools. Stone Oak or Hollywood Park are also great options at 20-25 minutes.
For Lackland AFB: Consider Alamo Ranch or Westover Hills (20-25 min commute). You get newer homes and good schools, trading a longer drive for better neighborhoods.
San Antonio Job Market 2026
The city's growth is fueled by a robust and diversifying economy. San Antonio offers job opportunities across many industries.
Key Industries
Major employment sectors include bioscience/healthcare, financial services, military/government, tourism, and manufacturing.
In recent years, cybersecurity and cloud computing have taken off. The city has been working on establishing a downtown Tech District as a hub for startups and tech companies.
Major Employers
We have some heavy hitters headquartered here. USAA employs tens of thousands on the northwest side.
H-E-B (our beloved grocery chain) is headquartered here and is a major employer. Valero Energy (Fortune 500) is based here, along with Rackspace Technology.
Healthcare systems like Methodist Hospital, Baptist Health System, and University Health employ thousands. Joint Base San Antonio provides a massive number of civilian jobs alongside active-duty roles.
Market Strength
As of late 2025, San Antonio's unemployment rate has been hovering at or below the national average – a sign of stability.
The cost of living advantage means companies find it attractive to expand here. If you're moving here without a job in hand, the market is pretty welcoming.
🎥 Watch: Moving to San Antonio - Insider Tips from a Local Expert
See San Antonio come to life! Watch my detailed video guide where I share personal experiences, neighborhood tours, and answer the most common relocation questions.
Watch the Full Video Guide → San Antonio Schools and Education 2026
For families, education is a crucial part of the relocation puzzle. San Antonio offers a range of great schools – you just need to know where to look.
Top School Districts
Northside ISD (NISD): The largest district covering northwest and west sides. Solid reputation with schools like Brandeis HS and O'Connor HS.
North East ISD (NEISD): Highly acclaimed for academics. Reagan High School and Johnson High regularly get state and national recognition.
Alamo Heights ISD: One of the top districts in Texas by performance. Great teacher-student ratios and community support, though home prices are high.
Schertz-Cibolo-Universal City ISD: Popular with military families due to proximity to Randolph AFB and generally good schools.
Charter & Private Schools
San Antonio has a growing charter school scene (Basis, IDEA Public Schools, KIPP, Great Hearts Academy). These can be good tuition-free alternatives.
Private options include Keystone School, Saint Mary's Hall, and Antonian College Prep if that's your route.
Higher Education
University of Texas at San Antonio (UTSA) is growing in research stature. Texas A&M University–San Antonio serves the south side.
We also have Trinity University (highly ranked liberal arts college), St. Mary's University (known for law and business), and a great community college network (Alamo Colleges).
San Antonio Transportation and Commute 2026
In a nutshell: San Antonio is a driving town. Understanding the transportation layout will help you plan where to live.
Getting Around
Most residents get around by car, as public transit is limited. VIA Metropolitan Transit serves the city but isn't comprehensive enough for most to rely on daily.
The good news is traffic here isn't as bad as Houston, Dallas, or Austin's worst. Gas prices tend to be a bit lower than the national average.
Highways to Know
San Antonio has two main loop highways: Loop 1604 (outer loop) and Loop 410 (inner loop). Radial highways include I-10, I-35, I-37, and Highway 281.
Rush Hour Patterns
Rush hour typically peaks between 7:00–9:00 AM and 4:30–6:30 PM. A 15-minute off-peak drive can become 60 minutes at 5 PM if you're going across town.
Traffic tends to be directional: many people live north/northwest and commute toward downtown or military bases. If you do the opposite, you often face lighter traffic.
Military Relocation to San Antonio 2026
After all, they don't call it "Military City, USA" for nothing! As a veteran and military relocation specialist, this topic is near and dear to me.
Joint Base San Antonio
San Antonio hosts one of the largest concentrations of military bases in the U.S. This includes Lackland AFB, Randolph AFB, Fort Sam Houston, and Camp Bullis.
Whether you're Air Force, Army, or Navy, you could land here. Each base has its own flavor and mission.
Housing Decisions
San Antonio has base housing, but many families choose to live off base. BAH goes a long way here, and the housing options are plentiful.
I've already covered neighborhood recommendations by base above. The key is balancing commute time with school quality and neighborhood amenities.
Community Support
San Antonio prides itself on supporting the military. You'll find military discounts in many businesses and strong VA healthcare presence.
For spouses seeking jobs, the local economy and base contractors often have opportunities. For retirees, the cost of living and ample VA facilities make SA one of the best cities for military retirees.
VA Loan Benefits
If you're eligible, use that VA loan benefit! San Antonio's median home prices are comfortably within VA loan limits.
I've had military clients buy with zero down, the seller covering closing costs, and move in with essentially no out-of-pocket expense – a fantastic scenario.
San Antonio Moving Checklist 2026
Consider this a high-level checklist to keep your relocation on track:
8+ Weeks Before: Plan and research. Set your budget and target move date. Start researching neighborhoods and get pre-approved if buying.
6 Weeks Before: Book your moving company or reserve a truck. Notify schools and arrange transfer of records. Make a checklist of address changes.
4 Weeks Before: Schedule utility start dates (CPS Energy for electricity, SAWS for water). Plan for Texas vehicle inspection and registration. Continue packing non-essentials.
1-2 Weeks Before: Submit USPS change-of-address. Confirm move details. Pack a "first week kit" with essentials. Gather important documents to carry with you.
Moving Day: Final walkthrough of old place. When you arrive, prioritize setting up beds and getting the fridge running. Register kids in school and test your commute.
First 30 Days: Get your Texas driver's license and vehicle registration. Update your address everywhere. Explore your new neighborhood and enjoy what San Antonio offers!
FAQ: Moving to San Antonio 2025-2026
How much do I need to make to live comfortably in San Antonio?
For a single adult, about $86,700 per year is considered comfortable using a 50/30/20 budget rule. For a family of four, around $199,000 combined.
Keep in mind many people live on less. San Antonio's cost of living is ~10% below the national average.
Is San Antonio worth moving to?
Absolutely. San Antonio offers affordable living, rich culture and history, family-friendly neighborhoods, and a strong job market.
The city has big-city amenities with a friendly, almost small-town vibe. Whether you're military, a professional, or raising a family, SA welcomes you.
Will the housing market be better in 2025 or 2026?
For buyers, 2025 was better than the 2021-2022 frenzy. Heading into 2026, prices are expected to rise modestly (~3%).
Both years are reasonably good times to make a move. Don't try to time the market perfectly – buy when you're ready.
Are house prices dropping in San Antonio?
Prices dropped slightly (3-5%) from the 2022 peak to early 2025. They've since stabilized and are no longer broadly declining.
The trend is flat to slight increases month-to-month. Forecasts show small appreciation (~3% into 2026) rather than further decline.
Ready to Make San Antonio Home?
Moving to a new city is a big step, but you're now armed with knowledge that should make moving to San Antonio in 2026 an exciting adventure.
San Antonio has so much to offer – a reasonable cost of living, friendly communities, rich culture and history, and opportunities for all ages and backgrounds.
I fell in love with this city, and I'm betting you will too once you settle in. If you have specific questions or need personalized guidance, connect with me at SharpRealtyGroupTX.com.
I'm here to help every step of the way. Welcome in advance – I can't wait for you to enjoy life here in San Antonio, Texas!
Ready to make San Antonio home? Whether you're a military family, relocating for work, or seeking a better quality of life, I'm here to help every step of the way. Call me directly at (210) 997-0763 or visit sharprealtygrouptx.com for your free relocation consultation. Let's make your 2026 move to San Antonio stress-free and successful. Welcome home!
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