Prices, inventory, and demand — distilled every month into one clear verdict: buyer’s market or seller’s. The investor’s read, before you make an offer.
Yes, if you negotiate. Buyers have the upper hand in San Antonio right now.
You have the upper hand in San Antonio. Most homes for sale still have no buyer. Many sellers have already dropped their price once. Sellers are competing for you. Use it.
Only 32 out of every 100 homes for sale have found a buyer. The other 68 are still waiting. Your offer may be the only one on the table. About 1 in 4 sellers has already dropped their price. Each one has learned their first price was too high. Start below their new price, not their old one.
A typical San Antonio home takes 62 days to find a buyer. Half of them take even longer. Those sellers are paying to own a house they want to sell. Search for homes listed 90+ days ago. There are 5,487 homes for sale in San Antonio. That is 4.5 times the tightest month on record, but below the peak of 5,663. Supply is steady against last year.
Asking prices are 12.8% below their Jun 2022 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. San Antonio prices rose in only 72 of the last 108 months. This market goes up and down. Timing matters here. Growth will not rescue a bad price.
There is no rush. Prices are still coming down. Watch the homes you like. Come back after they cut. Let the seller move first.
Yes, if you negotiate. Buyers have the upper hand in San Antonio right now. 0.32 out of every 100 homes for sale have a buyer, 26% of sellers have cut their price, and a typical home takes 62 days to sell.
Asking prices are 12.8% below their Jun 2022 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.
+0.1%/yr. 1 year: -5.5% · 5 years: +0.1% · ten years: +3.3%. Do not use the ten-year rate. Most of that growth landed in the 2020 and 2021 boom. The five-year rate is what San Antonio does without one. Underwrite closer to +0.1%. Measure growth per square foot. San Antonio median list price grew 1.2% a year, but price per square foot grew 3.3%. The gap is smaller homes, not weaker growth. The house you buy will not shrink. The one-year rate is a timing signal. It is not an underwriting input.
A typical San Antonio home takes 62 days to find a buyer. Half of them take even longer. Those sellers are paying to own a house they want to sell. Search for homes listed 90+ days ago.
78205. Only 7 out of 100 homes there have a buyer, 32% have cut their price, and a typical home takes 124 days to sell.
Where it isn't: 78232 ranks #3,770 in the country for buyer demand. Expect the least room to negotiate there.
ZIP 78204 is on both lists. That is rare. It is the one place in San Antonio where leverage and growth overlap.
| ZIP | $/sqft, 2 yrs | $/sqft now | Buyers per home | For sale |
|---|---|---|---|---|
| 78248 | +0.2% | $205 | 0.38 | 71 |
| 78204 | +0.0% | $240 | 0.07 | 77 |
| 78240 | -1.0% | $169 | 0.27 | 155 |
| 78238 | -2.3% | $171 | 0.47 | 73 |
| 78208 | -2.7% | $209 | 0.22 | 19 |
Computed from each ZIP's own ten-year history. ZIPs with fewer than 10 homes for sale are excluded: a median across a handful of listings is noise, not a signal.
Closest matches on asking price, price per square foot, days to sell, buyer demand, and price cuts.
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