San Antonio Home Values Down Nearly 10% Since 2022

 

 

What the Market Correction Means for 2026

San Antonio has long been recognized as one of Texas's most stable and affordable major housing markets. Strong military presence, diverse employment sectors, and steady population growth have built a foundation supporting long-term real estate value. However, recent data shows that San Antonio home values have declined approximately 9.7% since their 2022 peak.

This places the metro among markets nationwide recalibrating after unprecedented pandemic-era price increases. Additionally, roughly 4.5% of homes in the region are now valued below their most recent sale price, signaling continued softening in select neighborhoods.

For homeowners planning to sell in 2026, these numbers require context rather than alarm. For buyers preparing to enter the market, this correction presents opportunities that did not exist two or three years ago. Military families anticipating PCS moves, first-time buyers saving for down payments, and investors evaluating opportunities all benefit from understanding what these shifts mean heading into the new year.

This analysis examines the factors behind the value decline, explores how different communities are performing, and provides guidance for navigating San Antonio real estate in 2026.

Why Have San Antonio Home Values Declined?

The nearly 10% decline from 2022 peaks stems from several interconnected factors affecting housing markets nationwide. Understanding these drivers helps buyers and sellers anticipate what 2026 may bring.

Unsustainable Pandemic-Era Appreciation

San Antonio experienced double-digit annual appreciation during 2020 through 2022. Those rapid increases pushed prices beyond what local incomes and economic fundamentals could support. The current correction represents prices returning to sustainable levels.

Homes that appreciated 30% or more in just two years were bound to experience pullback as market dynamics normalized. This pattern has repeated across virtually every major Texas metro.

Higher Interest Rates Reduced Purchasing Power

When mortgage rates climbed from historic lows near 3% to levels exceeding 7%, monthly payments on median-priced San Antonio homes increased dramatically. This affordability squeeze cooled demand across Bexar County and surrounding communities.

Fewer qualified buyers competing for homes naturally reduced upward pressure on prices. The rate environment has created both challenges and opportunities depending on your position in the market.

Inventory Has Increased Significantly

After years of historically low housing supply, San Antonio has seen inventory steadily increase throughout 2024 and 2025. More homes available means:

• Buyers can view multiple properties before deciding
• Less pressure to waive inspections or contingencies
• Room to negotiate on price and terms
• Time to compare options across neighborhoods

For sellers, increased inventory means competing with more listings for buyer attention. Strategic pricing and professional marketing have become essential.

Q: Is San Antonio's market crashing?

A: No. The decline represents a correction from artificially inflated pandemic prices rather than a fundamental collapse. Homeowners who purchased before 2020 typically retain substantial equity, and the market's underlying strengths remain intact.

Which San Antonio Areas Are Performing Best?

San Antonio comprises dozens of distinct micro-markets, each with unique characteristics affecting value trends. Understanding these variations helps buyers target opportunities and sellers set realistic expectations for 2026.

North Side and Stone Oak

The North Side, including Stone Oak, has historically demonstrated steady performance. While experiencing minor adjustments like the broader metro, this region continues attracting families and professionals seeking quality schools. Competition for desirable properties remains meaningful even in a softer overall market.

Schertz, Cibolo, and the I-35 Corridor

Schertz and Cibolo rank among the stronger performers in the greater San Antonio area. Their position along I-35 between San Antonio and Austin creates sustained demand from buyers who work in either metro or remotely. These communities have generally held values better than the overall metro average.

West Side and Alamo Ranch

The West Side features significant new construction inventory creating pricing competition between builders and resale sellers. Military families frequently target this area due to reasonable drive times to Lackland AFB. Builder incentives in new construction communities may offer value heading into 2026.

Boerne and Hill Country

Boerne and surrounding Hill Country communities appeal to buyers seeking more rural character while maintaining access to San Antonio employment. These markets attract move-up buyers and retirees seeking a specific lifestyle, which often supports values during broader corrections.

Helotes and Converse

Helotes maintains appeal for buyers seeking a slightly more rural feel close to west side amenities. Converse offers accessibility to Randolph AFB, Ft Sam Houston, and northeast employment centers. Both provide relatively affordable entry points for first-time buyers and military families.

Q: Which San Antonio suburb offers the best value for 2026?

A: "Best" depends on individual priorities including commute, schools, lifestyle, and budget. Working with a knowledgeable San Antonio REALTOR® helps match buyers with communities aligned with their specific needs.

What Should Buyers Expect in 2026?

The market correction creates buying opportunities that were impossible during the competitive conditions of 2021 and 2022. Prepared buyers can capitalize on these conditions as we enter the new year.

First-Time Buyers Face Better Conditions

First-time buyers who felt shut out during the frenzy years are finding substantially better conditions. The combination of increased inventory and reduced competition allows first-time buyers to:

• View multiple homes without immediate pressure
• Conduct thorough inspections
• Negotiate on price and request seller contributions
• Take time to understand the home buying process
• Compare options across different neighborhoods

While higher interest rates affect purchasing power, buyers who purchase now build equity and can potentially refinance if rates decline.

Move-Up Buyers Can Navigate Both Sides

Move-up buyers face the challenge of selling while purchasing. The balanced market provides advantages including more reasonable timelines for finding your next home, less pressure to accept any offer on your current property, and ability to negotiate on both transactions.

What About Waiting for Further Declines?

Attempting to time the market perfectly rarely succeeds. Waiting means continued rent payments and risks that rates increase or inventory decreases. Current conditions offer genuine opportunities that may not persist indefinitely.

Q: Is 2026 a good year to buy a home in San Antonio?

A: Current conditions favor buyers more than any market since 2019. Increased inventory, reduced competition, and improved negotiating leverage create real opportunities. Focus on finding the right home at a sustainable price rather than predicting short-term market movements.

What Strategies Should Sellers Use in 2026?

Selling a home in San Antonio successfully in a correcting market requires different approaches than those that worked during seller-dominated conditions. Strategic planning determines outcomes.

Pricing Accuracy Is Critical

The single most important factor in selling successfully is competitive pricing from day one. Overpriced listings sit while properly priced homes attract interest and offers.

Effective pricing requires:

• Comprehensive analysis of recent comparable sales
• Understanding of current competition from active listings
• Honest assessment of how your home's condition compares to alternatives
• Willingness to price based on data rather than past peak values
• Strategy accounting for current buyer expectations

A thorough pre-listing consultation helps sellers understand their competitive position before going to market.

Presentation Matters More Than Ever

In a market with more choices, buyers have less motivation to overlook cosmetic issues. Preparing your home has become more important as competition increases.

Key preparation priorities include:

• Decluttering and depersonalizing living spaces
• Addressing deferred maintenance
• Ensuring clean, bright presentation throughout
• Professional photography showcasing your home effectively

Sellers who invest in preparation typically achieve better results than those who list quickly without strategic planning.

Q: How long will it take to sell my San Antonio home in 2026?

A: Days on market vary based on price point, location, condition, and pricing accuracy. Well-prepared homes priced competitively continue selling within reasonable timeframes. Overpriced properties may sit for extended periods regardless of quality.

How Does This Market Affect Military Families?

San Antonio's status as Military City USA means service members and families represent a significant portion of housing demand. Understanding current conditions helps families make informed decisions during PCS moves.

Incoming Military Families Have Advantages

Military families arriving through PCS orders encounter substantially better buying conditions than those who relocated during 2021 or 2022. Families using VA loans benefit from:

• Time to find the right property rather than rushing decisions
• Ability to request seller concessions toward closing costs
• Thorough inspections and repair negotiations
• Comparing both resale homes and new construction

Military Sellers Need Strategic Pricing

Service members facing orders to leave San Antonio may feel concern about selling in a softened market. However, proper pricing and professional marketing can still produce successful sales within reasonable timeframes.

Military sellers should:

• Price competitively from the start
• Ensure homes present well
• Work with agents experienced in military timelines
• Understand that well-priced homes still attract buyers

Q: Should military families buy or rent when relocating to San Antonio in 2026?

A: This depends on assignment length, financial situation, and personal preferences. The improved buying conditions make purchasing more attractive than during recent years, but renting remains appropriate for shorter assignments. A Military Relocation Professional can help evaluate your specific situation.

What About Real Estate Investment in San Antonio?

Investors evaluating San Antonio should consider unique dynamics affecting returns. While values have softened, several factors support continued investment interest.

Rental Demand Remains Strong

San Antonio's rental market benefits from multiple demand drivers:

• Military personnel and families during assignments
• Students at multiple universities throughout the metro
• Young professionals in growing technology and healthcare sectors
• Inbound migration from higher-cost states

These demand sources have remained stable even as for-sale prices corrected, supporting rental property cash flow.

Long-Term Appreciation Fundamentals

Despite near-term softening, San Antonio's long-term prospects remain supported by:

• Continued population growth and inbound migration
• Diversifying economy with expanding sectors
• Major military installations providing stable employment
• Relative affordability attracting residents from expensive metros
• Infrastructure investments supporting development

Investors with long-term perspectives may find current pricing attractive compared to 2022 peaks.

Q: Is San Antonio a good market for rental property investment in 2026?

A: Rental demand remains strong due to military presence, student populations, and migration patterns. While values have softened, rents have remained relatively stable, creating potentially favorable cash flow opportunities for well-researched purchases.

Expert Insight from Tami Price

"Market corrections require perspective rather than panic," says Tami Price, Broker Associate and REALTOR® with Real Broker, LLC. "A nearly 10% decline from peak values sounds alarming as a headline, but San Antonio remains one of the strongest long-term housing markets in Texas. What we are experiencing is a healthy return to sustainable levels after the unsustainable run-up during the pandemic years."

Price, a USAF Veteran with the Military Relocation Professional certification and nearly two decades of experience, emphasizes hyperlocal analysis. "The citywide number tells you almost nothing about your specific neighborhood. I work with clients across San Antonio, Schertz, Cibolo, Helotes, Converse, and Boerne, and each market behaves differently. Some areas are holding values well while others show more pronounced softening."

"Heading into 2026, buyers have opportunities we have not seen since before the pandemic," Price continues. "You can view multiple homes, conduct proper inspections, and negotiate meaningfully. For sellers, success requires strategic pricing and professional presentation. The days of listing high and expecting multiple offers within hours are over, but well-prepared homes priced competitively are still selling."

Price holds ABR®, SRS, PSA, and GRI designations along with recognition as a RealTrends Verified Top Agent, providing specialized expertise for buyers and sellers navigating changing conditions.

Three Key Takeaways

1. San Antonio's value decline represents correction, not collapse.

The decline from 2022 peaks reflects prices returning to sustainable levels after unsustainable pandemic appreciation. Homeowners who purchased before 2020 retain significant equity. The market's fundamental strengths through military presence, job growth, and migration support long-term value.

2. Hyperlocal conditions matter more than metro-wide statistics.

Communities like Schertz and Cibolo are holding values relatively well, while areas with significant new construction may show more softening. Understanding your specific neighborhood's dynamics is essential for making informed 2026 decisions.

3. Current conditions favor prepared buyers and strategic sellers.

Buyers benefit from increased inventory, reduced competition, and improved negotiating leverage. Sellers who price accurately and present professionally can still achieve successful sales. Both benefit from experienced representation understanding hyperlocal dynamics.

Frequently Asked Questions

Q: How much have San Antonio home values declined?

A: San Antonio home values have dropped approximately 9.7% from their 2022 peak. About 4.5% of homes are currently valued below their most recent sale price. These are metro-wide averages with significant variation across neighborhoods.

Q: Will San Antonio home prices drop more in 2026?

A: Future price movements are impossible to predict with certainty. However, the market has already corrected significantly, and San Antonio's fundamental strengths suggest stabilization rather than continued sharp declines. Individual neighborhoods will perform differently based on local factors.

Q: Can I still sell my home successfully?

A: Yes. Homes are still selling when priced appropriately and presented well. Success requires accurate pricing based on current data, professional preparation, and realistic timeline expectations.

Q: Is now a good time to buy in San Antonio?

A: Current conditions favor buyers more than any market since 2019. Increased inventory, reduced competition, and negotiating leverage create genuine opportunities. Focus on finding the right home at a sustainable price.

Q: Which areas should buyers consider for 2026?

A: Strong performers include Schertz, Cibolo, and established areas with quality schools. The best choice depends on individual priorities including commute, schools, and budget.

Q: How are military families affected?

A: Military families relocating to San Antonio face improved buying conditions. Those needing to sell should work with Military Relocation Professionals who understand timeline constraints and can develop appropriate pricing strategies.

The Bottom Line

San Antonio's nearly 10% home value decline since 2022 reflects a market correction rather than fundamental weakness. Prices are returning to sustainable levels after unprecedented pandemic appreciation, and the region's underlying strengths remain intact.

Buyers entering the market in 2026 face the best conditions since before the pandemic. Increased inventory, reduced competition, and negotiating leverage create genuine opportunities for first-time buyers, military families, and move-up buyers alike.

Sellers must adapt to changed realities. Accurate pricing, professional preparation, and comprehensive marketing are now essential. Well-prepared homes priced competitively continue attracting buyers, while overpriced properties languish regardless of quality.

The hyperlocal nature of real estate means metro statistics only tell part of the story. Whether buying a home in San Antonio or preparing to sell, understanding your specific micro-market provides the foundation for successful 2026 decisions.

Contact Tami Price, REALTOR®

Whether you are evaluating your home's current value, preparing to sell, or searching for your next San Antonio home, experienced local representation helps you navigate these changing conditions. Tami Price brings nearly two decades of experience and approximately 1,000 closed transactions to every client relationship throughout San Antonio, Schertz, Cibolo, Helotes, Converse, and Boerne.

Tami Price, REALTOR®, Broker Associate

📞 210-620-6681

✉️ tami@tamiprice.com

🌐 TamiPrice.com

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Tami Price's Specialties

• Comprehensive buyer and seller representation
• Military relocation and PCS moves
• VA loan transactions and assumptions
• Strategic pricing and market analysis
• First-time buyer guidance
• Move-up buyer coordination
• New construction representation

Disclaimer

This blog post is provided for informational purposes only and should not be construed as guarantees regarding property values, market performance, or investment returns. Real estate markets are inherently unpredictable, and past performance does not guarantee future results. Statistics represent available data at publication and may change. Individual property values depend on numerous factors unique to each transaction. Readers should conduct independent research and consult with qualified professionals before making real estate decisions. Tami Price, REALTOR®, and Real Broker, LLC make no warranties regarding accuracy or applicability to specific circumstances.