San Antonio and Texas Hill Country Housing Market Update: Prices, Inventory, and What It Means for Buyers

The San Antonio housing market was balanced in mid-2026, and the data says so plainly: a median home price of $329,730 (up 4% from a year earlier), 6.13 months of inventory, and 77 average days on market, with homes selling at roughly 93.8% of their original list price, per the San Antonio Board of REALTORS. In plain English, buyers have more time, more homes to choose from, and more room to negotiate than they did in the hot years, while sellers need realistic pricing to close. This update walks through the numbers, the mortgage rate context, and what both sides should do with them.

All market figures here come from SABOR's published reports and Freddie Mac's weekly mortgage survey, and they describe a snapshot, not a forecast. Markets change; this is the state of play as of this writing.

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1. Where prices stand

In June 2026, the median home price in the San Antonio area was $329,730, up 4% year over year, and the average price was $401,319, up 5%, according to SABOR. The trend through 2025 and early 2026 has been gradual: late 2025 saw the median around $313,975, and the first quarter of 2026 continued the same modest, low-single-digit upward drift. That is a normalizing market, not a falling one. Prices are not collapsing, and they are not racing either.

The Hill Country communities tell a different local story, not because the trend differs but because the levels do. Boerne, Fair Oaks Ranch, New Braunfels, and the Spring Branch area generally sit at higher price points than the metro median, with tighter inventory in the most sought-after pockets. The overall market dynamics, more homes, longer market times, negotiated prices, apply there too, but each neighborhood has its own comps. My home values guide explains how to read those local comps.

2. Supply and demand: a balanced market

Months of inventory measures how long the current supply would last at the current sales pace. The rule of thumb: under roughly 4 months favors sellers, 4 to 6 months is balanced, and over 6 months starts to favor buyers. SABOR put San Antonio at 6.13 months in June 2026, squarely in balanced territory.

Demand is real underneath it: SABOR reported 3,479 homes sold in June 2026, up 15% from a year earlier. Buyers who were waiting are coming back, but they have choices, which changes how homes sell. Not everything trades at a premium anymore; sellers who price to the data get offers, and those who test above it sit.

3. How long it takes to sell, and at what price

Two numbers capture the buyer-friendly shift. Average days on market hit 77 days in June 2026, up 1% year over year, and homes sold at about 93.8% of their original list price. Compare that to the pandemic years when homes flew off the market in days at or above asking. Today, a listing that sits for two-plus months and closes around 6% below its original list price is the norm, not the exception.

For buyers, that translates into three concrete advantages: time to inspect thoroughly, room to negotiate repair items, and the realistic chance of a closing cost concession. For sellers, it means the first two weeks of a listing still matter most, and an overpriced first week costs more than a price cut later.

4. The mortgage rate context

Rates frame every buying decision, so here is the honest context. Freddie Mac's weekly survey put the average 30-year fixed rate near 6.49% in late June 2026 and 6.55% in mid-July, roughly where it has spent the year; the 2026 year-to-date average is about 6.4%. Rates dipped just under 6% in late February 2026, the first time since late 2022, before drifting back up. For perspective, they peaked near 7.79% in October 2023 and averaged higher in 2023, 2024, and 2025 than they have in 2026 so far.

The payment math: at an illustrative 6.5%, a $300,000 loan carries roughly $1,896 a month in principal and interest. Every quarter-point of rate changes that payment by about $45 to $50 a month on that loan size, which is why buydowns and concessions that lower the rate are worth real attention. My buydown guide shows how a seller credit can fund a lower rate for your first years.

5. What this means for buyers

• Negotiate in writing, not just on price. With homes averaging 77 days on market and closing below list, ask for closing cost credits and repair items. Concessions of 2% to 3% of price fit most loan programs.
• Do not skip the contingencies. The urgency that forced buyers to waive inspections is largely gone. Use your option period, get the sewer scope, and review the title.
• Buy the payment, not the price. Run your cash-to-close and monthly payment on the actual numbers before you tour. Pre-approval still comes first.
• Watch the lower price bands. Under roughly $300,000, first-time buyer demand keeps competition stronger, so expect some multiple-offer action there even in a balanced market.

6. What this means for sellers

• Price against the last 90 days of closed sales, not the peak of the market or your neighbor's asking price. At 93.8% sale-to-list, a home priced too high will close meaningfully below list after a long market time.
• Prep before you list. Roof, HVAC, and plumbing history, clean staging, and professional photos shorten market time in a way a price cut cannot.
• Expect and plan for concessions. Offering a modest closing cost credit can be the difference between 45 days and 80 days on market.

My selling guide covers pricing and preparation in more detail, including what a net sheet looks like after commissions, title, and concessions.

7. The watch list

Three things will move this market over the next few quarters, and none of them is a prediction from me:

• Inventory. If months of inventory keeps climbing past 6 and toward 7, negotiating power shifts further toward buyers. If it tightens back under 5, competition returns.
• Mortgage rates. Rate moves change payments by roughly $45 to $50 a month per quarter-point on a $300,000 loan. A sustained drop brings more buyers back; a rise cools demand again.
• The seasonal cycle. More inventory typically enters in spring and early summer, and market times lengthen into winter. The same house can perform differently in May than in December.

I publish the numbers as they come out rather than forecasts dressed as facts. If you want the current stats for a specific neighborhood, price band, or loan program, that is a conversation we can have with the data in front of us.

Frequently Asked Questions

Patrick Kevin Fagan

Loan Officer and Realtor | AXEN Realty LLC | San Antonio and Texas Hill Country

Licensed Sales Agent | 454749 | TX

210-317-6514 | pfagan@nexalending.com | About Patrick

Sincerely, Patrick Kevin Fagan

Sources: San Antonio Board of REALTORS market reports (June 2026, released July 2026; January 2026 and November 2025 figures referenced for trend) and Freddie Mac Primary Mortgage Market Survey (June to July 2026). Mortgage payment figures are illustrative using stated assumptions. Market statistics are a snapshot, not a forecast.