Cost of Living in San Antonio TX (2026): What It Really Costs to Own a Home
What it really costs to own or rent a home in San Antonio in 2026, including the expenses newcomers most often underestimate
San Antonio remains one of the more affordable large metros in Texas, and Texas has no state income tax. But the purchase price is only part of the picture. Property taxes, homeowners insurance, HOA dues, and summer cooling costs all shape what a home actually costs each month, and they vary more from one community to the next than many buyers expect.
This guide uses current market data from the San Antonio Board of REALTORS® and LERA MLS, U.S. Census Bureau figures, and 2025 property tax rates. It was prepared by Tami Price, Broker Owner of Tami Price Properties, a U.S. Air Force veteran with two decades of experience and about 1,000 closed transactions across Greater San Antonio.
Key takeaways
- The median home price in the San Antonio area was $299,275 in August 2026, with 3,104 sales that month, according to SABOR and LERA MLS.
- Combined property tax rates in San Antonio typically run about 2.2% to 2.5% of taxable value, depending mostly on the school district.
- Texas has no state income tax, which offsets some of the property tax burden.
- Property taxes and homeowners insurance are the two costs relocating buyers most often underestimate.
- New construction buyers should plan for a possible payment increase once the completed home is taxed.
How much does a home cost in San Antonio?
According to the San Antonio Board of REALTORS® (SABOR) and LERA MLS, the San Antonio area recorded 3,104 home sales in August 2026, with a median price of $299,275 and an average price of $372,989, both unchanged from a year earlier. About two-thirds of sales, 66.73%, fell between $200,000 and $499,999, and 16.07% sold for under $200,000.
| August 2026 market measure | San Antonio area |
|---|---|
| Median sale price | $299,275 |
| Average sale price | $372,989 |
| Price per square foot | $169 |
| Average days on market | 82 |
| Sold price as a share of original list price | 92.8% |
| Months of inventory | 5.87 |
With nearly six months of inventory and homes selling for about 92.8% of their original list price on average, buyers have more room to negotiate than they did a few years ago.
How do prices vary around the metro?
Prices change quickly from one community to the next. Based on LERA MLS closed sales from September 2025 through September 2026, median prices in Tami's neighborhood guides ranged widely:
| Area | Median sold price |
|---|---|
| Converse | $240,000 |
| Universal City | $265,000 |
| Cibolo | $365,000 |
| Alamo Heights | $735,000 |
| Terrell Hills | $777,500 |
| Olmos Park | $1,035,500 |
Compare San Antonio neighborhoods and communities to see prices, schools, and home sizes by area.
How much are property taxes in San Antonio?
"The biggest expense I find buyers underestimate when relocating to San Antonio is property taxes, followed closely by homeowners insurance," Tami says. "Texas doesn't have a state income tax, but property taxes can substantially affect affordability, and rates can vary considerably between neighboring communities."
For 2025, the City of San Antonio's rate is $0.54159 per $100 of taxable value. Add Bexar County, University Health, Alamo Colleges, the San Antonio River Authority, and a school district, and combined rates typically land around 2.2% to 2.5%. The school district makes the biggest difference. Homes outside city limits, or in areas with a MUD or special district, carry different combinations of rates.
A simple example
Before exemptions, a combined rate of 2.3% on a $300,000 home equals about $6,900 a year, or $575 a month, which is why taxes belong in every payment estimate.
Homestead exemptions help
For 2025, the school district homestead exemption is $140,000, and the City of San Antonio and Bexar County each exempt 20% of a homestead's value. Owners must apply through the Bexar Appraisal District.
Disabled veteran exemptions
Veterans with a VA disability rating may qualify for additional exemptions, up to a full exemption for those rated 100% disabled.
Verify each home
Rates vary by address, so confirm the taxing jurisdictions and current rates for each specific home through the appraisal district.
New construction and the escrow surprise
"I also caution buyers purchasing new construction that their initial mortgage payment may be based on taxes assessed on the land rather than the completed home, potentially resulting in an escrow shortage and a significant payment increase later," Tami says. Buyers should ask their lender to estimate taxes on the completed home, not just the lot.
What other costs should homeowners budget for?
Homeowners insurance
Insurance is the second cost buyers most often underestimate. Premiums vary by home age, roof condition, size, and location, so get quotes early in the process.
HOA dues
Many newer communities have HOA dues, which vary widely by amenities. Review what the dues cover and any planned increases.
Utilities and cooling
Larger homes can carry significant cooling costs during Texas summers. Ask for past utility bills when possible.
Maintenance
Older homes can require more upkeep, while newer homes may still need landscaping, window coverings, and appliances.
"I encourage my clients to evaluate the complete cost of homeownership rather than focusing exclusively on the purchase price or the mortgage principal and interest," Tami says.
What does it cost to rent in San Antonio?
Rents depend heavily on property type. According to U.S. Census Bureau estimates for 2020 to 2024, the median gross rent in the City of San Antonio was $1,324 a month, a figure that includes apartments. Rented homes listed through LERA MLS averaged $1,832 a month in August 2026, down 2% from a year earlier, reflecting the larger size of single-family rentals.
How do incomes and taxes compare?
The Census Bureau estimates the median household income in the City of San Antonio at $65,056 for 2020 to 2024, with median homeowner costs of $1,801 a month for owners with a mortgage. With no state income tax, households keep more of each paycheck than in many states, but that advantage is best weighed against property taxes when comparing a move from another state.
Get pre-approved with a real payment estimate
Cindy Kolmeier at New American Funding can estimate your full monthly payment, including taxes and insurance, before you shop.
Start your pre-approvalWhat should San Antonio sellers know?
Because buyers are focused on the total monthly cost, a home's tax rate, HOA dues, and insurability affect how it competes, not just its price. With almost six months of inventory, pricing matters. Homes are selling for about 92.8% of their original list price on average, so an accurate starting price helps sellers avoid reductions later. Request a free CMA or read how Tami prices San Antonio homes.
Frequently asked questions
Is San Antonio an affordable place to live?
Compared with many large metros, yes. The San Antonio area's median home price was $299,275 in August 2026, and Texas has no state income tax. Property taxes and insurance are higher than many newcomers expect, so affordability depends on the total monthly cost, not just the price.
What is the property tax rate in San Antonio?
Combined rates typically run about 2.2% to 2.5% of taxable value, depending mostly on the school district. The City of San Antonio's 2025 rate is $0.54159 per $100 of value, and homestead exemptions reduce the taxable value for owner-occupants who apply.
What is the median home price in San Antonio?
According to SABOR and LERA MLS, the median price in the San Antonio area was $299,275 in August 2026, unchanged from August 2025, with an average price of $372,989.
Why might my mortgage payment go up after buying new construction?
Taxes on a new home may first be assessed on the land only. Once the completed home is assessed, taxes can rise, which can create an escrow shortage and a higher payment. Ask your lender to estimate taxes on the finished home.
Does Texas have a state income tax?
No. Texas has no state income tax, which helps offset its relatively high property taxes.
Sources: San Antonio Board of REALTORS® and LERA MLS, August 2026 market statistics; U.S. Census Bureau QuickFacts, 2020 to 2024 American Community Survey estimates for the City of San Antonio; 2025 adopted property tax rates; and LERA MLS closed sales from September 2025 through September 2026 compiled by Tami Price. Figures change over time and are approximate. Tami Price is not a tax professional, so confirm current rates and exemptions with the Bexar Appraisal District.
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Tami Price, Broker Owner, Tami Price Properties | U.S. Air Force veteran | MRP | Texas license 572393 | Brokerage license 9017198 | (210) 620-6681 | [email protected]
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