San Antonio Housing Market October 2026: Prices and Trends

Key Takeaways

• San Antonio-area home sales slipped about 5% to 2,524 in October 2026, while the median price settled just under $300,000.
• Pending sales fell 24% and new listings dropped 15%, pointing to a quieter pace heading into the holidays.
• With nearly six months of inventory and homes averaging 88 days on market, buyers often have room to negotiate, and sellers tend to do better pricing to recent closed sales.
• JBSA families and investors can plan around year-end dates, including property tax bills and the 2027 BAH release.

Suburban homes from above for this San Antonio housing market update. Source: Pexels

Your listing just passed the 60-day mark, the showing notifications have gone quiet, and the headlines say San Antonio prices are barely moving. Buyers feel the same disconnect when a home they like has sat for weeks and the seller still will not budge. The San Antonio housing market in October 2026 explains both sides of that standoff, and the answer is in the numbers beneath the headlines.

I am Anthony Sharp, a U.S. Air Force veteran and REALTOR® with Sharp Realty Group in Cibolo. I help buyers, sellers, and military families across the northeast San Antonio corridor make sense of markets like this one. If you are browsing San Antonio homes for sale, knowing how the market moved in October can help you spot a fair price and see where you have room to negotiate.

October's report from the San Antonio Board of REALTORS® (SABOR) carries a different message for each kind of mover. Buyers have more room to negotiate than they did a few years ago, sellers who price and prepare well are still closing, and Joint Base San Antonio (JBSA) families heading into a winter move have a few year-end dates worth marking now.

October 2026 San Antonio Housing Market by the Numbers

SABOR released its October figures on November 10, 2026, covering its multiple listing service (MLS) area, which reaches well beyond Bexar County. Here is how October compares with the same month in the past two years:

Figures come from SABOR's October 2026 MLS report and can be revised as late sales are recorded, so treat them as a general guide rather than a final count.

A Steady Median Price

The median sale price came in at $299,370, a little under last October's $305,000, which SABOR treats as essentially flat. The average price slipped to $365,247 from $377,040. The median is the more useful of the two, because a few high-dollar sales can swing the average, while the median shows where the typical home sold. For many buyers, that middle band is where the payment math gets decided.

A Softer Sales Pace

October produced 2,524 closed sales, about 5% fewer than a year earlier and roughly 13% fewer than in October 2024. Many of those closings likely trace back to contracts signed in September and early October, a stretch when the average 30-year mortgage rate in Freddie Mac's weekly survey climbed from about 6.7% to above 7%.

An 8% List-to-Close Gap

On average, sellers received 91.8% of their original asking price. As an illustration only, a home first listed at $320,000 would close near $294,000 at that ratio, roughly $26,000 below the opening ask. The average spans every price point and can include homes that went through price reductions, so your neighborhood may run tighter or looser.

Homes also spent an average of 88 days on the market, 7% longer than last October. Put those two numbers together and a pattern emerges. Homes that open too high tend to sit, take a price cut, and still close below where a sharper first price might have landed.

A Milder Local Slowdown

In Bexar County, 1,628 single-family homes sold, about 5.5% fewer than a year earlier. The county's median eased 1.1% to $277,000, and inventory stood at 5.4 months. Across Texas, single-family sales dropped 11% to 23,452, with the statewide median 2.7% lower at $325,000. So far, the San Antonio area's sales decline is smaller than the state's, and local prices are drifting rather than dropping. Corridor cities such as Cibolo and Schertz can run differently from both, since newer subdivisions and builder incentives shape their numbers.

What the October Pipeline Signals for San Antonio Home Prices

Closed sales describe deals that were already in motion. Forward-looking signals offer a better read on the months ahead:

Slower Contract Activity

Pending sales, meaning homes under contract that have not closed yet, dropped to 2,032, which is 24% below last October. Because these deals are still in progress, they give the earliest read on December and January closings. A drop this size suggests closings could stay soft through the holidays, though one month is not a trend, and a meaningful dip in rates could bring buyers back quickly. Pending counts can also shift as contracts close or fall through.

Buyers still writing offers in late fall often have a firm reason to move, such as military orders, a new job, or an expiring lease. That makes them serious buyers, which is worth weighing for any seller deciding between a winter listing and waiting for spring.

Lighter Listing Flow

Sellers added 3,917 new listings, 15% fewer than last October, yet the total count of active listings still grew 3% to 17,148. Homes already on the market are taking longer to sell, so supply keeps building even with fewer new arrivals. Inventory reached 5.96 months, close to the six-month mark long used as a benchmark for a balanced market, though analysts, including the Texas Real Estate Research Center, have not always drawn that line in the same place.

Above that mark, buyers usually hold more leverage, and below it, sellers do. With San Antonio sitting near the line, some neighborhoods can feel like a buyer's market while others still move quickly.

Serving on the Cibolo Planning and Zoning Commission, I see new subdivision plans come through, a reminder that builders can keep adding homes in the corridor even when resale owners hold back.

Higher Mortgage Rates

By November 5, 2026, Freddie Mac's average 30-year fixed rate had eased to 7.18% after three weekly declines in a row, though it remained well above the 6.22% average of a year earlier. That gap likely explains much of the drop in pending sales. As an illustration only, principal and interest on a $300,000 loan runs about $2,032 a month at 7.18%, versus about $1,841 at 6.22%, roughly $190 more before taxes and insurance.

Rates change weekly, and your own rate depends on your credit, loan type, and lender, so get a current quote before planning around any figure here.

Buying a Home in San Antonio This Winter

A family moving in, a familiar scene for winter buyers near JBSA. Source: Pexels

For buyers, this winter rewards preparation as much as timing. More listings and slower sales may give you time to compare options, but the payment still has to work at today's rates, so it pays to know your numbers before you tour. A few moves can help you make the most of the season:

Shopping With More Negotiating Room

With homes sitting longer, many sellers are open to offers they would have turned down a few years ago. That can mean a price cut, a closing-cost credit, a repair, or help buying down your rate. Each request has to fit the home. A well-priced new listing can still draw multiple offers, especially among homes under $300K near Randolph, a price band that sits right around the October median. A home that has sat for 90 days without a price change, on the other hand, often signals a seller with room to talk.

Before you write an offer this winter, have these ready.

• A current preapproval at today's rates, not one from the summer.
• A target monthly payment that includes taxes, insurance, and any homeowners association dues.
• A short list of recent closed sales near each home you like.
• A clear ranking of the concessions that matter most, whether price, closing costs, or a rate buydown.
• An inspection budget with room for a specialized follow-up.
• A realistic move-in date tied to your lease, orders, or job start.

Lender requirements and seller policies vary, and every transaction is different, so treat this list as a general guide.

Budgeting for the Full Monthly Payment

Principal and interest are only part of the payment. Depending on the home's value and local tax rates, Texas property taxes can add several hundred dollars a month, and new bills typically arrive each fall.

The Bexar County Tax Assessor-Collector began mailing 2026 property tax statements in October, and payment is due by January 31, 2027. Because that date falls on a Sunday, the deadline rolls to Monday, February 1. Guadalupe and Comal counties, which cover much of Cibolo, Schertz, and New Braunfels, run their own tax offices, and state law generally sets the same late-January deadline. Each office sets its own procedures, so confirm the dates with the one that bills your property.

Since 2022, Texas law has generally let new owners claim a homestead exemption for the rest of the purchase year, as long as the previous owner did not already have one that year. Rates, exemptions, and filing steps vary by county and address, so confirm your numbers with your lender, title company, and appraisal district before you commit.

Moving on a Winter PCS Timeline

Families relocating to JBSA on permanent change of station (PCS) orders this winter will find more inventory and fewer competing buyers, which can make a single house-hunting trip more productive. Your Basic Allowance for Housing (BAH) is the same whether you report to Randolph, Fort Sam Houston, Lackland, or Camp Bullis, because all four installations share one military housing area. Your exact rate depends on pay grade and dependency status, so confirm it with the official BAH calculator.

The Pentagon released the 2026 rates on December 11, 2025, about a year after the 2025 rates came out on December 13, 2024, and each set took effect January 1. Allowances can go down as well as up from one year to the next, so check the 2027 table before you set a price range.

Under U.S. Department of Veterans Affairs (VA) guidelines, a lender may count a verified housing allowance toward qualifying, though each lender applies its own requirements, so it helps to work with one who regularly closes VA loans. BAH rules, rates, and release dates are set by the Pentagon and can change.

Shopping on a winter timeline? I can set up a private showing or a live video tour of any of the featured San Antonio homes I represent, even if you are still out of state.

Selling a San Antonio Home This Winter

A for sale sign in a front yard, the starting point for San Antonio sellers. Source: Pexels

Selling a home in San Antonio this winter can go well, especially for sellers who plan ahead. Buyers have more homes to choose from, so preparation and patience matter as much as the listing itself. Several decisions shape how smoothly the sale goes and what you walk away with:

Pricing Your Home to Recent Sales

Price your home to what comparable homes have closed for in the past 60 to 90 days, not to active listings or what a neighbor got in 2022. Active listings show what sellers hope for, while closed sales show what buyers and appraisers accepted. A slightly sharper first price can help draw more showings early on. Every home is different, so a local pricing review gives a more reliable number than any rule of thumb.

Planning Your Timeline for a Longer Sale

With homes averaging close to three months on the market, plan for that plus time to close, often 30 to 45 days depending on the lender, loan type, and contract terms. A well-priced home can move much faster. That timeline matters most for anyone carrying two mortgages and for military owners facing a report date, especially when selling during a holiday PCS adds wrinkles of its own, from shorter showing windows to movers booked around family travel.

As someone who self-manages rental homes in the Cibolo-Schertz corridor, I know how quickly taxes, insurance, and utilities add up when a property sits empty, and a listing that takes longer to sell carries similar costs.

A short pre-listing checklist can help shorten that timeline.

• Fix the small items an inspector is likely to flag, such as leaky fixtures, missing smoke alarms, and worn caulk.
• Service the heating and cooling system so buyers see a recent receipt.
• Decide in advance which concessions you would offer, such as a closing-cost credit or a rate buydown.
• Set a review date about three weeks after listing to adjust the price if showings stay light.
• Gather utility bills, warranty paperwork, and any survey you have on hand.

Every home and contract is different, so use this checklist as a general guide.

Weighing a Rental Against a Sale

Some owners, especially military families with a low locked-in rate, decide to keep the home as a rental rather than sell right now. SABOR reported an average rent of $1,776, with 4,955 rentals listed, so tenants have options and landlords may need to price carefully. Rents vary by neighborhood and home type, so treat that average as a starting point. Holding a home from another duty station also means budgeting for vacancy, repairs, and property management. Run the numbers with a tax professional before you decide, since rental income, depreciation, and an eventual sale all carry tax consequences.

Settling Property Taxes at Closing

In Texas, whoever owns the home on January 1 is generally liable for that year's property tax, and the standard Texas Real Estate Commission resale contract splits the current year's taxes between buyer and seller as of the closing date. Once 2026 bills are out, a seller closing in November or December typically pays the full bill at closing, and the buyer credits the seller for the rest of the year. Contract terms, title company practices, and county procedures can vary, so confirm the exact figures with your title company.

Moving Forward in the San Antonio Housing Market With Confidence

Quiet showings and sellers who will not budge do not mean the San Antonio housing market has stalled. They reflect a market that appears to be settling toward balance, where sellers who price to recent sales still close and prepared buyers have room to ask for what they need. As a Military Relocation Professional (MRP) in San Antonio, I help families, sellers, and investors turn reports like this one into a plan that fits their timeline and budget.

You do not need rates or prices to line up just right to make a sound decision. Know your numbers, price or offer from real closed sales, and leave room in your timeline. Do that, and this winter can work in your favor.

Ready to Talk Through Your San Antonio Move?

I am Anthony Sharp with Sharp Realty Group, a U.S. Air Force veteran who helps buyers, sellers, and military families across San Antonio, Cibolo, Schertz, and the wider JBSA area. Whether you want a second opinion on pricing, an offer, or a winter PCS timeline, I am glad to help.

Call or text: 210-997-0763

Schedule a time: book a consultation

Email: anthony@sharprealtygrouptx.com

Office: 213 Terramar, Cibolo, TX 78108

Frequently Asked Questions (FAQs)

Is San Antonio a buyer's market right now?

It is close to balanced. Many neighborhoods tilt toward buyers, while well-priced homes continue to sell. October's 5.96 months of inventory sits near the six-month mark often used as a benchmark for a balanced market, and the average home spent 88 days on the market before selling for about 91.8% of its original asking price. Benchmarks vary by source and conditions vary by price point and neighborhood, so recent sales on your target streets give a clearer read than any regional figure.

What is the median home price in San Antonio in October 2026?

SABOR reported a median sale price of $299,370 for October 2026 across its MLS area, with an average of $365,247. The Bexar County single-family median was $277,000. Medians vary by source and month, so treat any single figure as a snapshot.

Will San Antonio home prices drop this winter?

Nobody can say for certain. The 24% drop in pending sales suggests closings may stay soft into the holidays, but local prices have only edged lower so far, and a shift in mortgage rates could move demand either way.

Prices also vary by neighborhood and price range, so recent closed sales near a specific home are a more useful guide than a citywide forecast.

How long does it take to sell a house in San Antonio right now?

Homes averaged 88 days on market in October, and most sales then take roughly 30 to 45 days to close, depending on the lender, loan type, and contract. A home priced to recent closed sales and ready to show can move faster, while an overpriced home often sits longer. Before you list, I can pull the latest closed sales for your street so your timeline starts from real numbers.

Should I wait for lower mortgage rates before buying near JBSA?

The average 30-year rate was 7.18% as of November 5, 2026, but nobody can promise where rates go next. Waiting could bring a lower rate or a higher one, along with more competition if falling rates pull buyers back.

Many buyers focus on a home and payment they can afford today, knowing refinancing may be an option later, though it is never certain and carries its own costs. Rates, fees, and refinance terms vary by lender, so a lender who regularly closes VA loans can compare both paths with your numbers.

When will 2027 BAH rates for JBSA come out?

The 2026 rates were released December 11, 2025, and took effect January 1, following a similar mid-December release the year before. The Pentagon sets the 2027 timeline, and it may differ.

Members already drawing BAH in the San Antonio area are generally protected from a decrease as long as their eligibility stays continuous. Once the tables post, confirm your figure with your finance office.

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Disclaimer: This article is general information only and does not consider your individual financial, tax, or legal circumstances. Market data, mortgage rates, BAH rates, property tax deadlines, and program terms change, and lender, agency, and county policies vary, so these figures are provided as a general guide, not a guarantee. Nothing here guarantees financing, approval, appreciation, or resale value. Before making a decision, speak with a qualified professional such as a REALTOR®, a licensed lender, a tax professional, or an attorney about your specific situation.