Is It a Buyer's or Seller's Market in San Antonio Right Now?

As of June 2026, San Antonio real estate is a balanced market that leans slightly toward buyers. With roughly 5.7 months of inventory, a median single family price hovering near $282,000, and 30 year mortgage rates sitting in the mid 6 percent range, neither side holds the runaway advantage we saw during the frenzy of 2021. I am Scott C. Peck, Broker Associate and Business Development Director at JBGoodwin REALTORS, and the short version is this. Buyers finally have room to negotiate, while sellers who price with discipline are still closing at strong numbers.

That balance changes how you should approach a move depending on which side of the table you sit on. Let me walk you through what the numbers mean for your decision this summer.

What Do San Antonio's Latest Numbers Actually Tell Us?

Inventory is the figure I watch most closely, and it tells the clearest story. San Antonio is carrying close to 5.7 months of supply, up sharply from the one to two months we lived through during the pandemic boom. Anything between four and six months is widely considered balanced, so we have officially left seller dominated territory.

Homes are also taking longer to sell. Average days on market has climbed into the 55 to 99 day range depending on price point and neighborhood, compared with the days or even hours that defined 2021. Median prices have flattened, drifting within about a percentage point of a year ago. New construction is a big part of this. Builders across Alamo Ranch, far north Stone Oak, and the 1604 corridor offer rate buydowns and closing cost help that pull buyers away from resale homes.

Luxury neighborhoods behave differently from the metro average. Alamo Heights, Olmos Park, Terrell Hills, Monte Vista, and King William stay supply constrained because so few homes trade hands there in any given month. A well presented property in those pockets can still draw competing offers even while the broader market cools. Location and condition matter more now than they have in years.

Should I Buy in San Antonio Now or Wait?

This is the question I hear most, and my honest answer is that the waiting game rarely pays off the way buyers hope. Rates in the mid 6 percent range are not the sub 3 percent numbers of a few years ago, but they sit meaningfully below the peaks of 2023 and 2024. More importantly, you have negotiating power today that simply did not exist during the boom.

Right now I am routinely securing price reductions, rate buydowns, and repair credits for my buyers, especially on homes listed longer than 30 days. If rates ease later this year as some forecasters expect, the buyers sitting on the sidelines will flood back in, competition will return, and that leverage will evaporate. You marry the house and you date the rate. Buy the right home in the right neighborhood now while you can negotiate, then refinance later if rates fall.

For first time buyers, the slower pace is a genuine advantage. You finally have time to tour a home twice, order a thorough inspection, and make a measured decision rather than waiving contingencies to win. For move up buyers in places like Stone Oak or Deerfield, the math often works because the home you sell and the one you buy are adjusting in the same market.

How Should Sellers Price and Position a Home Today?

Sellers, the equity you built over the past five years is still very real, but the strategy has changed completely. Overpricing is the single most expensive mistake I see. A home priced even five percent too high sits, collects days on market, and ultimately sells for less than it would have with sharp pricing from day one. Buyers and their agents watch days on market closely, and a stale listing invites lowball offers.

Presentation is where my background gives my sellers an edge. Before real estate I earned an AIFD designation held by fewer than 1,000 designers worldwide and led teams as an HEB Business Unit Director over 400 managers, and I bring that eye for staging and that operational discipline to every listing. Professional staging, corrected lighting, and thoughtful decluttering routinely return multiples of their cost in this market. Price it right, present it beautifully, and your home will stand out against the new construction down the road.

With more than $50 million sold and over 120 San Antonio properties closed, I have guided clients through both boom and balanced markets. The advisors who win in a market like this are the ones who tell you the truth about price and back it with a real plan.

If you are weighing a move this summer, let me build you a custom market analysis for your specific neighborhood and situation. Visit scottcpeck.com or call me directly at 210.264.2507. As San Antonio's Most Distinctive Real Estate Advisor, I would be honored to help you make a confident, well informed decision.

Frequently Asked Questions

Is 2026 a good time to buy a house in San Antonio?

For many buyers, yes, it is one of the better windows in recent years. With roughly 5.7 months of inventory and homes sitting 55 days or longer, buyers can negotiate on price, rate buydowns, and repairs in ways that were impossible during the 2021 boom. If rates fall later, you can refinance while keeping the home you bought with that leverage.

Are home prices dropping in San Antonio?

Prices have flattened rather than crashed. The median single family price is hovering near $282,000, within about a percentage point of last year. Established neighborhoods like Alamo Heights and Terrell Hills remain more resilient because inventory there stays tight.

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

Expect 55 to 99 days on average, depending on price point, condition, and neighborhood. Correctly priced and professionally staged homes still sell faster, while overpriced listings tend to sit and eventually sell for less.