A San Antonio-area suburban street on a clear day. Photo: Pexels.

More homes changed hands across San Antonio this August than a year ago, yet the median price did not budge a dollar. That combination trips up almost every buyer and seller I talk to, because rising sales usually pushes prices up, not sideways. The August report explains why both things are true at once, and what that steadiness means for the offer or listing you are weighing right now.

I am Anthony Sharp, a U.S. Air Force veteran and REALTOR® with Sharp Realty Group here in Cibolo, and I pull apart the San Antonio housing market report every month because my clients and my own rental portfolio ride on reading it right. This update covers where prices, sales, inventory, and days on market landed in August 2026, and how the picture changes depending on which side of the table you sit. How long homes are taking to sell shapes most of these decisions, and the average time to sell across the area has quietly become the number I get asked about most.

The through line for August is a market that rewards preparation over speed. Prices held, sales grew, and homes are taking longer to sell, which rewrites the playbook for everyone from a first-time buyer to a family relocating to Joint Base San Antonio (JBSA). Let me walk through what each number is telling us and how I would act on it.

Key Takeaways

• San Antonio home sales rose 4% year over year in August 2026 to 3,104 closings, while the average and median prices held flat at $372,989 and $299,275.
• Inventory sat at 5.87 months and homes averaged 82 days on the market, up 11%, so buyers have real time and choice.
• Homes sold for 92.8% of their original list price, which means pricing right the first time matters more than a high number.
• The 30-year fixed rate averaged 6.76% in early September, so run your full monthly payment, not just the price, before you decide.

What the August 2026 San Antonio Market Numbers Say

The headline from the San Antonio Board of REALTORS® (SABOR) report is stability, which is not the same as stagnation. Here is what the top-line figures tell us this month:

Sales Volume and Closings

The raw count is the place to start. A total of 3,104 homes sold across the San Antonio area in August, up 4% from the same month a year ago. That is a meaningful signal, because it shows buyers are still transacting even with rates in the high 6s. When sales rise while prices hold, it usually means the market has found a level where enough buyers and sellers can agree, and I read that as a healthier footing than the price spikes we saw a few years back.

That number carries more weight next to the last two Augusts. August 2024 saw 3,017 homes sold and August 2025 dipped to 2,952, so this month's 3,104 is the strongest August of the three. That gentle upward step, rather than a jump or a drop, is the pattern I keep pointing my clients toward. A market that adds sales a few percentage points at a time is easier to plan a move around, whether the anchor is a report date, a lease end, or a school year.

Average and Median Prices

If sales tell you how many homes moved, price tells you what they moved for, and here the story is one of calm. The average sale price landed at $372,989 and the median at $299,275, both essentially unchanged from August 2025. The gap between the two is worth understanding, because the median is the middle of the market and filters out the handful of luxury sales that pull the average up. A flat median tells me the typical San Antonio home is holding its value rather than climbing or sliding, which is exactly the steadiness a buyer wants when planning a purchase and a seller wants when timing a move.

Sale-to-List Price Ratio

Price also shows up in a stat most buyers never think to ask about. On average, closings came in at 92.8% of where the home first listed, which is your negotiating room expressed in a single figure. On a home listed at $300,000, that spread is a little over $21,000 between the first asking price and the closing number, though the outcome on any single home depends on how it was priced and how long it sat. I tell sellers this is the argument for pricing accurately from day one, because the market is not paying a premium for an aspirational number right now.

Want to see what these numbers look like on a real home in this price band? Take a look at this five-bedroom in Schertz and gauge the value for yourself.

Inventory and Days on Market Trends in San Antonio

If prices are the headline, supply and timing are the story underneath it, and this is where the balance of power shows up most clearly:

Months of Supply

Inventory measured 5.87 months in August, with 16,940 active listings holding steady across the area. A balanced market is generally considered to be around 5 to 6 months of supply, so San Antonio is sitting right in that neutral zone, tilted slightly toward buyers. That is a world away from the roughly two months of supply that defined the frenzy years. More standing inventory means you can tour several homes, sleep on the decision, and write an offer with conditions rather than waiving everything to win.

Time on Market

Homes averaged 82 days on the market in August, an 11% jump from a year ago. That longer runway works in the buyer's favor and against the unprepared seller. A home that shows well and prices right still moves faster than the average, but the era when almost anything sold the week it listed is behind us, and pricing to that reality is what keeps a sale on track.

New Listings and Pending Sales

Two more supply numbers moved in the same direction against last August. Fewer sellers listed, with new listings off 5% to 4,426, and fewer deals went under contract, with pending sales down 8% to 2,575. When new listings thin out while active inventory holds steady, it usually means some owners are choosing to wait rather than test the market. That restraint can quietly help the sellers who do list, since it keeps competing supply from ballooning. For a buyer, it is a reminder that the right home may not sit forever, even in a slower market.

That follow-through on pendings is the figure I watch most closely, because it is an early read on next month's closings. A softer count can point to buyers taking longer to commit while they wait to see where rates settle. It does not signal a falling market on its own, but it does tell sellers that an offer has to be earned through pricing and condition, not assumed. When I list in this environment, I plan for a slightly longer marketing window and price for it from day one.

Mortgage Rates and Buying Power This Fall

A for-sale sign in front of a suburban home. Photo: Pexels.

Prices are only half of what you pay each month. The rate on your loan does the rest of the work, and it has moved your buying power around more than anything else this year:

Current Rate Levels

The Freddie Mac 30-year fixed-rate average was 6.76% as of September 10, 2026, up modestly over the prior few weeks from the low-to-mid 6s earlier in the summer. That is a far cry from the sub-6% readings the market briefly saw in late winter, and it is a reminder that rates move week to week. Because a small change in rate shifts your payment noticeably, I never let a client anchor a budget to a rate they saw a month ago. Confirm the current figure with your lender before you lock.

Payment Math on a Typical Home

To see why that weekly movement matters, put it against the median home. The difference between a 6% and a 7% rate on the financed amount of a $299,275 purchase works out to roughly $180 a month before taxes and insurance, which stacks up fast over a year. That is why I push buyers to budget the full payment, including Texas property taxes and homeowners insurance, rather than principal and interest alone. Those two line items surprise more first-time buyers here than anything else, and they are the gap between a comfortable payment and a tight one.

Seller Concessions and Buydowns

With homes selling under original list and sitting longer, seller concessions are back on the table in a way they were not in 2022. A seller credit toward a rate buydown or closing costs can ease your early payments more than a small price cut would, especially on a home that has been listed a while. When I write an offer in this market, I look at price and concessions together, because the combination often beats chasing the smallest sticker price. Talk with your lender about how a buydown pencils out for your situation before you assume it is the better path.

What the Numbers Mean for Buyers, Sellers, and Investors

A family carrying boxes into a new home. Photo: Pexels.

The same report reads differently depending on your goal, so here is how I translate August into a plan for each type of client I work with:

Guidance for Buyers

You have leverage you did not have a few years ago. With inventory near six months, homes averaging 82 days on the market, and sale prices under original list, you can take your time, ask for repairs, and request concessions without losing the home to a bidding war. The trade-off is the rate, so the winning move is often a well-structured offer that uses seller help to lower your monthly cost. Get preapproved first so you can act with confidence when the right home appears.

One habit I encourage every buyer to build in this market is looking at a listing's history, not just its current price. A home that has already taken a price cut or crossed the 82-day mark is often a seller who is ready to negotiate, and that is where your leverage is largest. I would rather write a strong, clean offer on a home that has been sitting than chase the newest listing on the block and pay closer to full price. The data this month says patience is being rewarded, so use it.

Guidance for Sellers

Steady prices are good news, but the 92.8% sale-to-list ratio and the longer market times tell you that overpricing gets punished. Buyers have choices, and a home priced above the comparable sales tends to sit while fresher, sharper listings move past it. Price it to the recent sales, present it well, and be ready to offer a concession to a qualified buyer, because condition and pricing together still pull serious interest even in a slower month.

Curious what move-in-ready looks like to today's buyers? Walk through this updated four-bedroom in Schertz and see how condition shapes demand.

Guidance for Investors

Buyers and sellers get most of the attention, but the report has a rental side that investors should not skip. The count of active rental listings held flat at 5,024, while the average monthly rent slipped 2% from a year ago to land at $1,832. As someone who self-manages a rental portfolio in this corridor, I read soft rent growth and steady prices as a signal to underwrite conservatively rather than bank on quick appreciation. A slower sales market can hand patient investors better entry pricing, and near JBSA the tenant demand recycles every permanent change of station (PCS) season. The investment properties near JBSA that pencil out are the ones I underwrite the same way I run my own doors, starting with the rent rather than the wish.

Guidance for Military Relocations

For families reporting to JBSA on orders, this market is friendlier than the one that greeted buyers a few years ago. Longer market times and seller concessions give you room to buy well even on a compressed house-hunting trip, and a Department of Veterans Affairs (VA) loan pairs cleanly with a seller-paid buydown. I spent years in uniform, and I can tell you the combination of a zero-down benefit and a buyer-friendly market does not come around every tour, so it is worth using well.

How San Antonio Compares to Bexar County and Texas

Zooming out helps you see whether San Antonio is moving with the wider market or against it, and in August the picture had some useful contrasts:

Market	Sales vs. Year Ago	Median Price	Price Trend
San Antonio area	Up 4%	$299,275	Flat year over year
Bexar County	Up 8.8%	$280,999	Down 3.1%
Texas statewide	Down 4.4%	$335,000	Down 0.9%

Reading the Bexar County Figures

The county's own line in that table tells a slightly different story. Bexar County recorded 2,068 sales in August, up a strong 8.8% year over year, while its median price eased 3.1% to $280,999 and its average slipped 2.6% to $336,979. Higher sales paired with softer prices usually point to buyers responding to better affordability. The county sits below the broader area median because it captures more of the entry and mid-tier housing, which is where a lot of first-time and military buyers shop.

Reading the Statewide Figures

Across Texas, 27,398 homes sold in August, a 4.4% decline year over year, with the statewide median down slightly to $335,000. The contrast with the local figures is telling. San Antonio grew its sales while the state as a whole slowed, which suggests local demand held up better than the Texas average this month. For a buyer weighing metros, that resilience is a point in San Antonio's favor, though one month is a snapshot, not a trend.

Breaking Down Sales by Price

The bulk of August activity clustered in the middle of the market. About 66.73% of sales fell between $200,000 and $499,999, while 16.07% came in at $199,000 and below, 10.47% between $500,000 and $749,999, and 6.73% at $750,000 and above. That concentration is why the median tells the real story here. Most buyers and sellers are transacting in that mid-range band, and homes priced within it tend to see the steadiest demand. The full band-by-band breakdown lives in the monthly release from the San Antonio Board of REALTORS, alongside the county and statewide figures.

Market figures shift month to month and vary by source, so treat these numbers as a general guide for August 2026 and confirm current conditions before you make a decision.

Making Your Move With Confidence This Season

The uncertainty that had you frozen between acting and waiting should feel a lot smaller now that you can see what the August data shows. Prices are steady, inventory is ample, homes are taking longer to sell, and rates are the one variable to watch closely. That is a market you can plan around rather than react to, whether you are buying your first home, selling one you have outgrown, or adding a rental near the base.

You do not have to guess whether the timing is right for you. Line up your financing, get clear on your full monthly payment, and match the strategy to your goal, and this steadier market tends to reward the buyer or seller who came prepared. Turning these numbers into a plan for one specific house is the day-to-day work of a military relocation specialist across San Antonio and the JBSA corridor, and it is exactly where I earn my keep.

Ready to Talk Through Your August Numbers?

I am Anthony Sharp with Sharp Realty Group, a U.S. Air Force veteran who helps buyers, sellers, investors, and military families read the San Antonio market and act on it with clear numbers. If you want a second set of eyes on your budget, your listing price, or your PCS timeline, let's talk.

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 or seller's market in August 2026?

It is close to balanced, tilted slightly toward buyers. Inventory sat at 5.87 months, which is within the neutral range, and homes averaged 82 days on the market with sales closing at 92.8% of original list price. That combination gives buyers time and negotiating room, while sellers who price accurately and present well can still sell in a reasonable window.

Are San Antonio home prices going up or down right now?

In the broader San Antonio area, prices are essentially flat. The August median held at $299,275 and the average at $372,989, both unchanged from a year ago. Bexar County specifically saw its median ease about 3.1% to $280,999. Prices vary by neighborhood, price tier, and month, so a local comparison for your specific area matters more than the citywide figure.

How long are homes taking to sell in San Antonio?

Homes averaged 82 days on the market in August, up 11% from the same month last year. That is a full snapshot of the area average, and a well-priced, well-presented home often sells faster than that. Overpriced listings are the ones that tend to sit well past the average and eventually cut price.

What are mortgage rates doing heading into fall 2026?

The Freddie Mac 30-year fixed average was 6.76% as of September 10, 2026, up modestly from earlier in the summer. Rates move weekly, so any figure is a directional read rather than a lock. Because the rate drives your payment as much as the price does, get a current quote from a licensed lender before you set your budget.

Is now a good time to buy near JBSA?

For many military buyers, the current mix of ample inventory, longer market times, and seller concessions makes this a workable window, especially paired with a zero-down VA loan. Nobody can promise where rates or prices head next, so the right move depends on your timeline and financing. Working with an agent who knows the JBSA corridor helps you compare real options with clear numbers.

How does San Antonio compare to the rest of Texas this month?

San Antonio held up better than the state overall in August. Local sales rose 4% while statewide sales fell 4.4%. The Texas median edged down about 0.9% to $335,000, and San Antonio's median held flat. That relative strength suggests steady local demand, though a single month is a snapshot rather than a long-term trend.

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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, and program terms change and 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, or an attorney about your specific situation.