Spring 2026 San Antonio Housing Market Update

If you're trying to figure out whether to list your home this spring or jump in as a buyer before mortgage rates move again, I've been getting that exact question every day for the last six weeks. The Spring 2026 San Antonio housing market is finally giving us a clearer picture after a confusing winter — and the data tells a very different story for buyers in Cibolo than it does for sellers in Schertz. Here's what I'm telling my clients right now.

I'm Anthony Sharp, an Air Force veteran, Cibolo resident of six-plus years, and full-time Realtor with Sharp Realty Group. I run my own rental portfolio, sit on a local Planning and Zoning board, and spend most of my week walking new construction in Schertz, Cibolo, Universal City, and New Braunfels. The numbers below come straight from current MLS data, public CAD records, and conversations on real deals I've worked this month.

What the Spring 2026 San Antonio Numbers Actually Say

Citywide, San Antonio is back in seller's-market territory — but it's a much softer seller's market than the 2021–2022 frenzy. Here's where we actually are heading into May 2026:

• Median sale price: roughly $295K–$303K depending on the data set, basically flat to slightly down year over year.
• Average days on market: around 16 days for well-priced homes — but stale listings are still sitting 60+ days.
• Months of inventory: tightening to about 1.9 months, down from over 6 months in January.
• Buyer demand: spring traffic is up sharply since February, but multiple-offer situations are no longer the norm outside of certain price bands.

The headline I want you to take away: this is a "priced-right wins, priced-wrong waits" market. Two identical homes in the same Cibolo cul-de-sac can have completely opposite outcomes this spring depending on the list price, the condition, and the photos. I had a listing in Turning Stone last month that got three offers in the first weekend because we priced it surgically. A neighbor down the street with a higher number sat for 47 days before the first showing.

What's Happening in Cibolo, Schertz, New Braunfels & the JBSA Corridor

The northeast San Antonio corridor is doing its own thing — and that's important if you live here or you're PCSing to JBSA this summer. Here's the snapshot I'm pulling from the MLS this week:

• Cibolo, TX: median around $347K, homes going pending in roughly 15 days, values down about 0.4% year over year. New construction continues to drag resale comps down in some sub-$400K neighborhoods.
• Schertz, TX: median in the $350K–$380K range, pending in about 16 days, slightly positive year over year. Established neighborhoods with mature trees are the fastest movers.
• New Braunfels, TX: still seeing the strongest in-migration in the corridor, with families relocating from Austin and California pushing demand for $400K–$600K homes.
• Universal City & Converse: the under-$300K sweet spot for VA buyers near Randolph AFB and JBSA Lackland — these still move fast when they show well.

The new construction story matters here. Builders in Cibolo and Schertz are still offering aggressive incentives — rate buydowns into the 4s, closing cost credits, free upgrades. That's pulling buyer attention away from resale, which is the single biggest reason I'm telling resale sellers to be sharper on price and condition this spring.

Mortgage Rates & VA Loans in Spring 2026

The mortgage piece is what most of my clients ask about first, so let's get to it. As of late April 2026:

• 30-year VA fixed: averaging roughly 5.5%–6.4% depending on lender, credit, and entitlement.
• 30-year conventional: hovering in the mid-6s.
• FHA 30-year: sitting close to VA, often a touch above.
• Builder buydowns: in Cibolo and Schertz, I'm seeing builders advertise effective rates as low as the high 4s on year-one buydowns for new construction.

For VA buyers PCSing to JBSA this summer — and I'm working with several right now — the play is to shop at least three lenders. The spread between the cheapest and most expensive VA quote I've seen this month is over half a point. On a $400K loan, that's real money every month for the next 30 years. You can verify current national VA averages on Bankrate's VA loan tracker before you talk to any lender.

What Sellers in Cibolo & Schertz Need to Do Right Now

If you're listing this spring, the playbook is different than it was even six months ago. Here's what I run through with every seller I sit down with:

• Price to comps from the last 60 days, not the last 12 months. The 2024 comp is not your friend.
• Plan on offering buyer concessions. 2%–3% toward rate buydowns is now standard in our corridor — see my full breakdown on what Cibolo sellers need to know about buyer concessions in 2026.
• Get the home pre-inspected. The fastest way to lose a deal in 2026 is a 10-page inspection report you didn't see coming.
• Invest in pro photos and a 3D tour. Every serious buyer I work with shortlists from their phone before they ever drive over.
• Be ready in the first 10 days. The bulk of your offers will come in the first weekend or two — after that, you're chasing the market down.

I helped a seller in Turning Stone get three offers their first weekend last month with this exact playbook. The seller down the street who skipped the pre-inspection and over-priced is now on offer number two after a price drop. Same neighborhood, completely different outcome.

What Buyers Need to Do Right Now in 2026

Buyers — especially VA buyers and first-timers — actually have leverage in Spring 2026 that didn't exist two years ago. But you've got to use it correctly:

• Get fully underwritten, not just pre-approved. A "pre-approval letter" from a Zillow form isn't worth the paper it's printed on. I'll connect you to lenders who underwrite up front so your offer competes against cash.
• Compare new construction vs. resale on the same day. The builder incentives in Cibolo and Schertz right now make new builds cheaper on a monthly payment basis than many resales — see the top 5 new construction communities in Schertz & Cibolo for 2026.
• Ask for closing costs. Sellers are paying them again. If you don't ask, you're leaving 2%–3% of the purchase price on the table.
• Don't sleep on inspections. Even on new builds. I've found foundation issues, framing issues, and HVAC undersizing on brand-new homes in our market this year alone.
• Lock vs. float strategically. If you're 30+ days out on a new build, talk to your lender about extended rate locks or float-down options.

The Spring 2026 Bottom Line for the JBSA Corridor

If I had to summarize the entire Spring 2026 San Antonio housing market in three sentences for a buyer or seller in our area, it's this: prices are basically flat, inventory is tightening fast, and rates are settling. Sellers who price aggressively and offer concessions will sell in 30 days. Buyers who get fully underwritten and shop new construction against resale on the same weekend will get the best deal we've seen since 2020.

For more local context, you can pull free public data from the San Antonio Board of Realtors and verify any agent's license through the Texas Real Estate Commission before you sign anything.

Talk to a Local Realtor Who Lives Here

I live in Cibolo, my kids go to school here, I sit on a local board here, and I run rental properties in this corridor — so when I tell you what's happening in Schertz or Universal City, it's not theory. If you're thinking about buying or selling this spring, I'd rather have a 15-minute strategy call now than watch you make a mistake we both could've avoided.

You can reach me directly at (210) 997-0763, email anthony@sharprealtygrouptx.com, or grab a time on my calendar — I keep slots open every weekday for buyer and seller strategy calls. No pressure, no fluff, just a straight read on your situation from a local who actually lives the market every day.

Anthony Sharp, REALTOR® — Sharp Realty Group, brokered by Real. License ID: 734794. USAF Veteran. 213 Terramar, Cibolo, TX 78108.