If you have been scrolling through homes for sale in San Antonio, finding one you like, and then closing the app when you see the price or estimated monthly payment, you are not alone.

Affordability is still a challenge for many buyers. But there is another side to today’s housing market that deserves attention:

Sellers are becoming more flexible, and in San Antonio, that flexibility may be creating opportunities for buyers.

Are San Antonio Home Sellers Lowering Their Prices?

Yes. In fact, recent data suggests San Antonio sellers are adjusting prices more aggressively than sellers in many other markets.

According to HousingWire, 50.68% of active San Antonio single-family listings had experienced a price cut during the week ending August 7, 2026. Nationally, the figure was about 41%.

That does not mean every home is a bargain. It does mean many sellers are recognizing that today's buyers are price-conscious and have more choices.

When a home has been sitting on the market, sellers may become more willing to negotiate on much more than just the sales price.

Depending on the property and transaction, buyers may be able to negotiate for:

• A lower purchase price
• Seller-paid closing costs
• Interest-rate buydowns
• Repairs or repair allowances
• Home warranties
• Contributions toward other allowable buyer expenses

The key is knowing which homes and sellers offer the best negotiating opportunities.

What Is Happening With San Antonio Home Prices?

The numbers reinforce the shift.

In July 2026, the San Antonio-New Braunfels area had a median list price of approximately $325,000, down 4.3% from the previous year. Active listings were also up 4.7% year over year, giving buyers more homes to choose from. Homes spent a median of 65 days on the market.

More choices plus longer market times can change the negotiating dynamic.

Instead of buyers feeling like they have to immediately accept a seller's terms, there may be opportunities to ask:

How motivated is this seller, and what can we negotiate?

That is a very different conversation from the bidding-war market we experienced just a few years ago.

Is Now a Good Time To Buy a Home in San Antonio?

For the right buyer, it may be.

Waiting for mortgage rates or home prices to reach some perfect number sounds good in theory. The problem is that nobody knows exactly when that will happen.

Meanwhile, a motivated seller today may be willing to negotiate terms that improve your overall cost of purchasing the home.

Sometimes the best opportunity is not simply finding the lowest-priced house. It is finding the right house with the right seller and negotiating the right deal.

That is where having an experienced San Antonio REALTOR can make a big difference.

Military and Veteran Homebuyers May Have Additional Opportunities

San Antonio is Military City USA, and military families, veterans, retirees, and PCS buyers have another important piece of the puzzle to consider.

If you qualify for a VA home loan, your financing benefits combined with today's increased seller flexibility may create opportunities that were harder to find when sellers routinely had multiple offers.

As a retired Air Force veteran and experienced San Antonio military REALTOR, I understand that purchasing a home involves more than finding the property. We can look at the entire transaction, including financing, seller concessions, location, commute to local military installations, resale potential, and your long-term plans.

Whether you are stationed at JBSA Lackland, Fort Sam Houston, Randolph AFB, or relocating to or from the San Antonio area, having someone who understands both real estate and military life can make the process much easier.

Don't Forget About New Construction in San Antonio

Resale sellers are not the only ones competing for buyers.

New-home builders may also offer incentives, and those incentives can change by builder, community, inventory level, and time of year.

Depending on the builder and financing program, incentives could include closing-cost assistance, interest-rate incentives, upgrades, or discounts on select inventory homes.

My background includes working for a national homebuilder, and today I specialize in helping buyers evaluate both new construction and pre-owned homes in San Antonio.

Remember, the builder's sales representative represents the builder's interests. Having your own REALTOR gives you someone focused on your interests, your options, and your purchase strategy.

If you are considering new construction, contact me before your first visit to the builder.

Bottom Line: Buyers Have More Leverage in San Antonio

Today's San Antonio housing market is giving buyers something they have not always had: options and negotiating power.

You may see a home online and assume it is outside your budget based solely on the asking price. But that number does not always tell the whole story.

There may be a motivated seller, a price reduction, concessions, financing strategies, or a new-construction alternative that changes the equation.

Before you decide you cannot afford to buy, let's develop a purchase plan and see what opportunities are actually available.

As a top San Antonio REALTOR specializing in military and veteran homebuyers, relocation, first-time buyers, and new construction, my job is not to pressure you into buying a house. It is to help you understand your options and negotiate the strongest deal possible.

Your Home Is My Mission.

That extra bedroom downstairs. A second primary suite. A bonus room with a nearby bathroom. A private entrance, casita, kitchenette, or separate living area.

To some homeowners, these may simply feel like extra space. But to a growing number of buyers searching for homes in San Antonio, those features can make a property stand out from the competition.

That is especially true in Military City USA, where active-duty military families, veterans, retirees, and relocating families often need flexible living arrangements for parents, adult children, extended family, or long-term guests.

The reason? Multigenerational living is becoming an increasingly important part of the housing market.

What Is a Multigenerational Home?

A multigenerational household typically includes three or more generations of the same family living under one roof.

According to Realtor.com, nearly 4 million owner-occupied households in the United States were multigenerational in 2024, up by about 700,000 households from 2014.

For buyers, that can create demand for homes offering features such as:

• Multiple bedrooms with private or nearby bathrooms
• Dual primary suites
• First-floor bedrooms
• Casitas or guest houses
• Separate entrances
• Secondary kitchens or kitchenettes
• Flexible bonus rooms
• Multiple living areas
• Larger garages and additional storage
• Floorplans that provide both privacy and shared gathering spaces

For military and veteran families relocating to San Antonio, these flexible spaces can be especially valuable. A downstairs suite may accommodate visiting family during a PCS transition. A casita could provide space for aging parents. A second living area may work well for adult children returning home or family members helping during deployments.

Are Multigenerational Homes in Demand in San Antonio?

Yes.

Realtor.com's analysis of 2025 listings found that multigenerational properties represented only about 4.5% of listings in the San Antonio-New Braunfels metro, yet those listings received 65.2% more page views than standard homes.

That is a significant difference.

It tells us buyers are actively paying attention when homes offer features that can accommodate extended family, adult children, aging parents, long-term guests, or simply buyers who want more flexible living space.

In a market with major military installations, including Joint Base San Antonio, that flexibility may also appeal to military families whose housing needs can change quickly due to PCS orders, deployments, retirement, or family transitions.

Could These Features Make Your San Antonio Home More Valuable?

Potentially, yes, but the key is understanding what the data actually shows.

Nationally, Realtor.com found that multigenerational homes had a median asking price of $709,000 in 2025 compared with $429,900 for standard listings. Even after accounting for some of the difference in home size, multigenerational properties were listed at about 22% more per square foot nationally.

The San Antonio numbers are even more relevant for local homeowners.

In the San Antonio-New Braunfels metro, multigenerational listings had a median asking price of approximately $573,105 and were priced about 19.9% higher per square foot than standard listings.

That does not mean simply adding a kitchenette automatically increases your home's value by 20%. Location, condition, square footage, improvements, neighborhood comparables, and current market conditions still matter.

What it does show is that buyers may place significant value on homes designed for flexible or multigenerational living.

Why Marketing These Features Matters in the San Antonio Housing Market

This is where having an experienced San Antonio REALTOR® who understands military and veteran buyers becomes especially important.

Military buyers do not always evaluate a home the same way traditional buyers do.

They may be considering commute times to Joint Base San Antonio, VA loan requirements, future resale potential, PCS timelines, space for visiting relatives, accessibility for aging family members, or whether the home will continue meeting their needs after military retirement.

Those are details that can influence how a property should be positioned and marketed.

When buyers have choices, simply putting a home in the MLS and listing its bedroom count is not enough.

A home with a downstairs bedroom and full bathroom might be marketed as more than a "four-bedroom house."

It may offer:

First-floor guest accommodations.
Potential multigenerational living.
Space for aging parents.
A private home office.
Room for an adult child.
Flexible living during a military PCS or deployment.
A layout that may accommodate aging in place.

The physical house has not changed.

The way buyers understand its possibilities has.

That is why professional positioning, photography, video, listing descriptions, digital marketing, and understanding which features today's buyers are searching for can make such a difference.

What Should San Antonio Sellers Do?

If you own a larger home or one with an unusual floor plan, do not assume buyers will automatically recognize its potential.

Before putting it on the market, identify the features that make your property different.

A bonus room collecting boxes today might solve a buyer's biggest housing problem tomorrow.

A downstairs bedroom could become the perfect space for a parent or visiting family member.

A detached casita could dramatically expand buyers' perception of the property.

And a second living area that never seemed particularly important to you may be exactly what a military family, veteran household, or multigenerational buyer has been searching for.

Looking for a Top San Antonio REALTOR® for Military, Veterans, and Relocation?

Selling or buying successfully is not just about the house. It is about understanding the people, the lifestyle, and the circumstances behind the move.

I'm Fred Wulff, a top-producing San Antonio REALTOR®, retired U.S. Air Force Special Operations Combat Controller, and San Antonio native.

I specialize in helping active-duty military members, veterans, military retirees, first-time buyers, PCS families, relocation clients, and new construction buyers throughout San Antonio and the surrounding communities.

My military and real estate background gives me a unique perspective when helping military and veteran families navigate a move. I understand that a PCS is not simply a change of address. It can involve tight timelines, VA financing, deployments, schools, commute considerations, family logistics, and sometimes buying a home from hundreds or thousands of miles away.

I also hold specialized military real estate training and designations and have spent years educating and supporting military and veteran homebuyers in the San Antonio community.

Whether you're stationed at JBSA Lackland, JBSA Randolph, Fort Sam Houston, Camp Bullis, or relocating to or from the San Antonio area, my goal is to make the real estate side of your move as organized and informed as possible.

And if you are selling a San Antonio home with a casita, dual primary suites, separate living quarters, a first-floor bedroom, flexible bonus space, or other features that may appeal to military, veteran, or multigenerational buyers, those features need to be marketed strategically.

If you have questions about real estate, I'm here to help. 

Your Home Is My Mission

Are you wondering whether you should rent or buy your next home in San Antonio? The right answer depends on more than today’s monthly payment. Your relocation plans, available savings, financing options, and how long you expect to remain in the home should all be considered.

For international buyers, military families, and people relocating to San Antonio from another state, renting may provide valuable flexibility. However, buying can offer stability, equity growth, and long-term financial benefits.

Is It Better to Rent or Buy in San Antonio?

The short answer is that renting may be better when you need flexibility or expect to move again soon. Buying may be the stronger choice when you plan to remain in the area, want control over your living space, and are financially prepared for the responsibilities of homeownership.

Renting often provides:

• Lower upfront costs
• Greater flexibility to relocate
• Fewer maintenance responsibilities
• Time to learn San Antonio and its surrounding communities

Buying may provide:

• The opportunity to build equity
• More predictable housing costs with a fixed-rate mortgage
• Freedom to personalize your home
• Potential tax advantages, depending on your individual situation
• Greater long-term stability

Homeownership is not guaranteed to produce a profit, and tax benefits vary. Buyers should consider the complete cost of ownership, including property taxes, insurance, repairs, maintenance, and possible homeowners association fees.

How Do Current Mortgage Rates Affect the Decision?

As of August 6, 2026, the average 30-year fixed mortgage rate was 6.69%, according to Freddie Mac. With rates approaching 7%, affordability and monthly payments remain important concerns for San Antonio homebuyers.

However, the interest rate is only one part of the decision. Buyers should also consider home prices, available inventory, seller concessions, builder incentives, and their current rent.

Waiting for a lower interest rate may sound attractive, but there is no guarantee that rates will decrease on a buyer’s preferred timeline. If rates eventually decline, some homeowners may have an opportunity to refinance, subject to qualification, property value, closing costs, and market conditions.

Could an Adjustable-Rate Mortgage Help?

Some buyers are exploring adjustable-rate mortgages, commonly called ARMs. An ARM may offer a lower introductory rate than a fixed-rate mortgage, but the rate can change after the initial fixed period.

If market rates fall, an ARM payment may decrease, depending on the loan’s index, margin, adjustment schedule, and rate limits. If rates rise, the payment may increase.

An adjustable-rate mortgage can be useful in certain situations, but buyers should never select one solely on the assumption that they will be able to sell or refinance before the rate adjusts. Carefully compare the loan terms and understand how high the payment could become.

Why Should Buyers Get Prequalified?

Prequalification is an educational step, not a commitment to purchase a home.

It can help you understand:

• Your estimated buying power
• Potential monthly payments
• Down payment requirements
• Available loan programs
• Credit or financial issues that may need attention

A prequalification or preapproval is not a guaranteed loan offer. It also does not require you to immediately purchase a home or use that particular lender.

Once you are ready to move forward, compare Loan Estimates from multiple lenders. Look beyond the advertised interest rate and review lender fees, discount points, closing costs, mortgage insurance, and the total cost of the loan.

Could New Construction Make Buying More Affordable?

New-construction homes in San Antonio, Schertz, Cibolo, New Braunfels, and surrounding communities may offer opportunities not always available with resale homes.

Depending on the builder, community, season, and available inventory, incentives may include:

• Contributions toward closing costs
• Temporary or permanent interest-rate buydowns
• Design-center credits
• Appliance or upgrade packages
• Reduced prices on completed inventory homes
• Compensation for the buyer’s real estate agent

Builder incentives and buyer-agent compensation can vary significantly from one builder or community to another. Offers may also change depending on the season, sales goals, and available inventory.

Some incentives may require buyers to use the builder’s preferred lender or title company. An offer that looks attractive upfront may not always provide the best long-term value, so every financing package should be carefully compared.

Why Should You Take a REALTOR® to a New-Construction Community?

The builder’s sales representative works for the builder. Buyers deserve professional representation focused on their needs, contract terms, financing options, inspections, construction quality, and long-term goals.

Many builders require that your REALTOR® accompany or register you for your first visit. If you visit alone, you could limit your ability to have independent representation later.

That is why I always tell buyers: Never visit a new-construction community alone.

As a San Antonio REALTOR® and new-construction specialist with prior builder-warranty experience, I can help you compare communities, evaluate incentives, review construction milestones, coordinate independent inspections, and identify questions buyers may not know to ask.

Should You Rent or Buy Your Next San Antonio Home?

The best decision is the one that supports both your current budget and your future plans. Renting can provide flexibility, while buying can create stability and an opportunity to build long-term equity.

You do not have to make that decision without guidance. A consultation and mortgage prequalification can give you useful information without pressure or an immediate commitment to buy.

Whether you are relocating from another country, moving to San Antonio for a military assignment, purchasing your first home, or considering new construction, I am here to help you compare your options.

Let’s talk about whether renting or buying makes the most sense for your next move.

Your Home Is My Mission.

Buying a newly built home can offer modern design, lower maintenance and improved energy efficiency. But the buying experience can look very different depending on which side of the border you call home.

Because Canadian real estate rules vary by province, this comparison focuses on Woodstock and Oxford County, Ontario, versus San Antonio, Texas.

Is New Construction a Better Deal in Ontario or San Antonio?

The short answer is that San Antonio currently offers more opportunities to negotiate builder incentives, while Ontario provides more standardized warranty protection and valuable 2026 tax rebates for qualifying buyers.

Where Are Builders Offering Better Incentives?

San Antonio buyers frequently see builders advertise mortgage-rate buydowns, closing-cost assistance, quick move-in discounts, design-centre allowances and appliance packages.

That trend is not limited to Texas. In July 2026, the National Association of Home Builders reported that 63% of surveyed U.S. builders were using sales incentives and 37% had reduced prices. The average reported price reduction was 6%. NAHB July 2026 report

San Antonio’s larger selection of production builders can give buyers more opportunities to compare competing communities. However, the best advertised incentive is not always the best financial choice. A low promotional interest rate may require using the builder’s preferred lender, while another lender could offer better long-term terms.

Ontario builders also offer incentives, but buyers may see more emphasis on upgrade packages, capped development charges, deposit structures or limited-time pricing. Incentives vary by builder, location and inventory.

How Do New-Home Warranties Compare?

Ontario has the more standardized system.

Eligible newly built homes in Ontario receive Tarion warranty protection. Coverage is divided into one-year, two-year and seven-year periods, with each stage covering different workmanship, building-system and structural concerns. Tarion also provides certain financial protections before possession. Review Ontario’s new-home warranty

Texas does not have one statewide warranty program equivalent to Tarion. Many San Antonio builders offer a warranty commonly described as 1-2-10:

• One year for workmanship and materials
• Two years for plumbing, electrical and mechanical systems
• Up to ten years for qualifying structural defects

Exact coverage varies by builder and warranty provider. Buyers should read the actual warranty agreement, learn how claims are submitted and confirm whether coverage transfers to a future owner.

In either market, a warranty should never replace an independent inspection.

Which Market Has Lower Closing Costs?

San Antonio buyers do not pay a state real estate transfer tax. The Texas Constitution prohibits a tax on transactions conveying fee-simple ownership of real property. Texas Constitution, Article VIII

Texas buyers should still budget for lender fees, appraisal, title insurance, escrow deposits, homeowners insurance, prepaid property taxes and possible HOA expenses. Builder credits may reduce some of these costs, subject to the buyer’s loan program.

Ontario buyers may need to budget for:

• Provincial land transfer tax
• Real estate lawyer’s fees
• Title insurance
• Tarion enrolment fees
• Utility, property tax and development-charge adjustments
• HST treatment and rebate eligibility

Ontario’s land transfer tax is calculated using graduated rates, although qualifying first-time buyers may receive a refund of up to $4,000. Ontario land transfer tax information

There is also an important 2026 opportunity. Qualifying first-time buyers may receive a full rebate of the federal GST portion on a new home valued up to $1 million, with a reduced rebate available up to $1.5 million. Ontario also offers qualifying first-time buyers a rebate of up to $80,000 on the provincial portion of the HST. First-time home buyer GST/HST rebate

A temporary Ontario enhanced new-housing rebate may also apply to eligible purchase agreements signed between April 1, 2026, and March 31, 2027. Because eligibility and stacking rules matter, buyers should review the agreement with their real estate lawyer and tax professional. Ontario enhanced new-housing rebate

Are New Homes More Energy Efficient?

New homes in both markets can provide better insulation, windows, HVAC equipment and air sealing than many older properties. The difference is how each home responds to its climate.

Ontario homes are engineered for long winters, snow loads, heating efficiency and freeze protection. New construction must follow Ontario’s current provincial building code.

San Antonio homes place greater emphasis on cooling efficiency, attic insulation, low-emissivity windows, radiant barriers and moisture control. CPS Energy offers incentives for qualifying homes built at least 15% more efficiently than 2021 International Energy Conservation Code specifications. CPS Energy new-construction program

Do not rely solely on an “energy-efficient” label. Ask for insulation values, window specifications, HVAC efficiency, energy certifications and projected utility usage.

Why Is Independent Representation So Important?

The friendly salesperson in the model home works for the builder. Their job is to sell the builder’s homes and protect the builder’s contract, pricing and interests.

An independent real estate professional can help you:

• Compare incentives between competing builders
• Review lot premiums and upgrade pricing
• Identify deadlines and additional charges
• Coordinate independent inspections
• Document construction concerns
• Evaluate the builder’s preferred lender
• Negotiate before the contract is signed

In Texas, buyers must have a written agreement defining whether and how a real estate professional represents them before residential showings. Compensation is negotiable, and many builders may offer buyer-agent compensation, but it should never be assumed. Texas buyer-representation requirements

This is why buyers should contact their agent before visiting a model home or registering online. Waiting until after the first visit may limit representation or compensation options.

Where Are Buyers Finding the Better Opportunity?

San Antonio may provide the stronger opportunity for buyers focused on immediate affordability, negotiable incentives and a larger selection of quick move-in homes.

Ontario may offer the advantage for buyers who value standardized warranty protection and qualify for the substantial new-home tax rebates available in 2026.

The best opportunity is not simply the lowest advertised price. It is the home that provides the right combination of financing, closing costs, warranty coverage, energy efficiency, location and professional guidance.

Buyers considering new construction in Woodstock or Oxford County can connect with Mellissa King of Century 21 Heritage House Ltd. for knowledgeable local representation.

If you are considering a new-construction home in San Antonio or the surrounding communities, let’s compare the builders, incentives and financing options before you visit the model home.

No pressure, just information.

Your Home Is My Mission.

Information is current as of July 2026. Incentives, tax programs, warranties and eligibility requirements are subject to change.

Real estate is local, but comparing housing markets can reveal some interesting similarities. San Antonio, Texas, and Oakridge in West London, Ontario, may be separated by an international border, but both markets are offering buyers more choices while rewarding sellers who price and prepare their homes correctly.

Is the San Antonio Housing Market Improving?

The San Antonio housing market gained momentum in June 2026. According to the San Antonio Board of REALTORS®, 3,479 homes sold, a 15% increase from June 2025.

The median sales price reached $329,730, up 4% year over year. Active listings increased to 17,409 homes, creating 6.13 months of inventory. Homes averaged 77 days on the market and sold for approximately 93.8% of their original asking price. View the SABOR June 2026 Market Report

What does this mean for San Antonio buyers? Increased inventory can provide more time to:

• Compare homes and neighborhoods
• Negotiate repairs or repair credits
• Request seller-paid closing costs
• Explore mortgage-rate buydowns
• Consider both pre-owned and new-construction homes

San Antonio sellers can still succeed, especially since prices have continued to appreciate. However, accurate pricing, professional marketing, proper preparation, and attention to property condition are essential.

What Is Happening in London, Ontario?

The London and St. Thomas housing market also remained balanced in June 2026, although prices softened compared with the previous year.

A total of 753 properties sold, up 1.6% from June 2025. The average sales price was C$606,614, down 6.7%, while the benchmark price was C$561,100, down 3.5%.

The region had approximately 4.6 months of inventory, and homes sold for close to 98% of their asking price. The average time on the market was approximately 26 days. View the London and St. Thomas June 2026 Market Report

Why Is Oakridge Different from the Broader London Market?

Oakridge, located in northwest London, continues to attract attention because of its mature trees, established streets, larger lots, schools, and access to green spaces such as Sifton Bog.

As of June 23, 2026, Oakridge had a median list price of approximately C$675,250, with homes averaging 35 days on the market. However, neighborhood statistics can change quickly and may differ from results across the broader London and St. Thomas region.

This is similar to San Antonio, where individual communities can perform very differently from citywide averages.

How Do the Two Housing Markets Compare?

Because these markets use different currencies, reporting methods, and geographic boundaries, prices should not be compared dollar for dollar. The more useful comparison is how buyers and sellers are behaving.

Both markets offer buyers greater selection and potential negotiating opportunities. At the same time, well-maintained homes in desirable neighborhoods can still attract strong interest.

Local Real Estate Knowledge Matters

Online statistics can show general housing trends, but they cannot tell you which streets are outperforming the market, which homes may be overpriced, or where the best negotiating opportunities can be found.

For help buying or selling in Oakridge or another West London community, connect with Justin Skrypnyk, a London, Ontario real estate professional. Justin’s experience in real estate and mortgage financing provides valuable insight into property values, financing options, and investment potential.

If your move is bringing you to San Antonio, Schertz, Cibolo, Converse, New Braunfels, or one of our surrounding communities, I would be honored to help. As a San Antonio native, retired United States Air Force professional, and experienced relocation REALTOR®, I can help you understand the local market and coordinate with trusted real estate professionals throughout the United States and internationally.

No pressure, just reliable information and local guidance to help you make the right move.

Fred Wulff, Top San Antonio REALTOR
Your Home Is My Mission.

If you are a Texas veteran, active-duty military member, National Guard member, Reservist, or surviving spouse, the Texas Veterans Land Board, also known as the VLB, may be one of the most valuable benefits you have never fully explored.

The VLB is a Texas state benefit program administered through the Texas General Land Office. It was created to help Texas veterans and military members with land ownership, homeownership, home improvement options, long-term care, and burial benefits through Texas State Veterans Cemeteries.

For veterans in San Antonio, Bexar County, Guadalupe County, Comal County, and throughout Texas, this program can be especially helpful if your goal is to buy land, build later, purchase a primary residence, or explore acreage outside the city.

What Is the Texas Veterans Land Board?

The Texas Veterans Land Board is not the same thing as a federal VA loan. That is one of the biggest points to understand.

A VA loan is a federal mortgage benefit through the U.S. Department of Veterans Affairs. The Texas Veterans Land Board is a Texas state benefit designed specifically for eligible Texas veterans and military members.

Some veterans may qualify for both programs, but the rules, loan limits, property requirements, and approval processes are different.

In simple terms, the VLB gives qualified Texas veterans and military members another tool in the toolbox when buying land, buying a home, improving a home, or planning for long-term veteran benefits.

The VLB Veterans Land Loan Program

One of the best-known VLB benefits is the Veterans Land Loan Program.

This program allows eligible Texas veterans and military members to finance qualifying land in Texas, usually with a minimum 5% down payment. The land generally must be at least one acre, must be used for non-commercial purposes, and must meet VLB requirements.

Earlier this year, the VLB approved an increase to the standard land loan amount from $150,000 to $200,000. The dual-spouse land loan amount increased from $225,000 to $275,000 for two eligible veteran spouses using the program together.

That means an individually eligible veteran borrower may be able to finance up to $200,000, while two spouses who are both eligible veterans may be able to finance up to $275,000 on the same tract.

VLB Land Sales and Bidding Opportunities

If a bid is accepted, the veteran or military member may apply for a VLB Land Loan. Current VLB land sale information lists a 7.25% interest rate, a 30-year term, and a minimum 5% down payment.

Here is the important part. The VLB will finance up to the minimum bid amount, subject to program limits. If the winning bidder offers more than the minimum bid, that amount above the minimum bid must be paid at closing.

Because interest rates, loan limits, and program terms can change, veterans should always confirm the current VLB terms before submitting a bid or applying for financing.

Who Qualifies for the Texas Veterans Land Board?

To qualify for VLB loan programs, a veteran or military member must generally be at least 18 years old, be a bona fide legal resident of Texas on the date of application, and meet one of the eligible service categories.

Eligible categories may include:

Active-duty military members

Texas National Guard members

Veterans who served at least 90 active-duty days, unless discharged earlier due to a service-connected disability

Certain surviving spouses of veterans whose death was service-connected or who are listed as missing in action

Veterans must generally not have been dishonorably discharged.

VLB Home Loans for Texas Veterans

The Texas Veterans Land Board also offers the Veterans Housing Assistance Program for eligible Texas veterans and military members purchasing a primary residence in Texas.

This program may provide fixed-rate home loan options with terms of 15, 20, 25, or 30 years. Veterans, military members, and eligible spouses may receive up to $832,750 through the VLB home loan program. Veterans with a VA service-connected disability rating of 30% or greater may also qualify for a discounted interest rate.

The home must be the borrower’s primary residence in Texas. The borrower must generally occupy the property within 60 days after closing and maintain it as their primary residence.

For San Antonio military families, PCS buyers, retiring service members, and veterans settling near Joint Base San Antonio, this is worth reviewing alongside other financing options.

Why the VLB Matters for San Antonio Veterans

San Antonio is proudly known as Military City USA, and our area is home to thousands of active-duty service members, veterans, military retirees, and surviving spouses.

That makes the Texas Veterans Land Board especially relevant in our local market.

Whether you are looking for acreage outside Loop 1604, a future homesite in Guadalupe County, land near New Braunfels, a primary residence in Bexar County, or a retirement property somewhere in the Texas Hill Country, the VLB may offer options that many veterans do not realize are available.

As a retired Air Force veteran and San Antonio REALTOR®, I believe veterans deserve clear guidance, straight answers, and someone who understands both the mission and the move.

Common Questions About the Texas Veterans Land Board

Is the Texas Veterans Land Board the same as a VA loan?

No. A VA loan is a federal mortgage benefit. The Texas Veterans Land Board is a Texas state benefit administered through the Texas General Land Office.

Can I use a VLB land loan to buy land in Texas?

Yes, if you are eligible and the land meets VLB requirements. The land must generally be at least 1 acre and used for non-commercial purposes.

How much can an eligible veteran borrow through the VLB land loan program?

The current maximum land loan amount is $200,000 for an individually eligible veteran borrower. Two eligible veteran spouses using the program together may borrow up to $275,000.

What is the minimum down payment for a VLB land loan?

Current VLB land loan information generally references a minimum 5% down payment, but veterans should verify current terms directly with the VLB before applying.

Can I use the VLB if I live in San Antonio?

Yes, if you meet the VLB eligibility requirements and are a bona fide Texas resident on the date of application.

Final Thoughts

The Texas Veterans Land Board is one of the most unique veteran benefit programs in the country. For qualified Texas veterans and military members, it can help open the door to land ownership, homeownership, home improvements, long-term care, and final honors.

For veterans who want to own a piece of Texas, especially land or acreage, the VLB is absolutely worth exploring. For more specific questions about the program, I always rely on  Patrick Fitzgerald, a registered VLB lender with USA Mortgage.

And as always, before making a move, make sure you understand the loan terms, property requirements, closing costs, and how the VLB program compares to your other financing options.

If you are a veteran, military member, or surviving spouse looking at land or homes in San Antonio or the surrounding Texas communities, I would be honored to help you walk through your options.

Your Home Is My Mission

You have probably heard people say that home prices are cooling off.

And yes, in some areas, that is true.

But here is the part that often gets missed: real estate is local. What is happening nationally does not always match what is happening in San Antonio, Schertz, Cibolo, New Braunfels, Boerne, or anywhere else in our part of Texas.

Some markets are still seeing price growth. Some have flattened. Others are seeing modest price adjustments. So what is causing the difference?

It comes down to one major factor: inventory.

What Does Inventory Mean in Real Estate?

In simple terms, inventory means the number of homes available for sale.

When there are more homes on the market, buyers have more choices. When buyers have more choices, they usually feel less pressure to rush, compete, or overpay. That can slow price growth and give buyers more negotiating room.

On the other hand, when there are fewer homes for sale, buyers are competing for a smaller pool of properties. That competition can push prices higher, especially for homes that are priced well, show well, and are in desirable areas.

That is the basic supply-and-demand story behind today’s housing market.

And yes, it still applies in San Antonio real estate.

Why Home Prices Are Acting Differently Across the Country

Across the country, some markets now have inventory levels that are back near or even above where they were before the pandemic. In those areas, home prices are more likely to flatten or dip slightly.

That includes parts of Texas, Florida, and Colorado, where more homes are available compared to the extremely tight market we saw a few years ago.

In other parts of the country, inventory is still well below normal. In those areas, prices are generally still rising because there simply are not enough homes to meet buyer demand.

That is why national averages can be misleading.

A national report may say home prices are up slightly, but that number is really a blend of two different stories. Some markets are softening. Others are still moving upward.

The better question is not, “What are home prices doing nationally?”

The better question is, “What is inventory doing in my local market?”

What This Means for San Antonio Home Buyers

If you are buying a home in San Antonio or the surrounding area, inventory matters.

More available homes can create opportunities.

That does not mean every home is suddenly a bargain. It does mean buyers may have a better chance to compare options, negotiate repairs, ask for concessions, or avoid the rushed decisions that were common during the peak market.

In some price ranges and neighborhoods, buyers may now have more breathing room. That is especially true if a home has been sitting on the market for a while, needs updates, or was priced too aggressively from the beginning.

But let me put my REALTOR hat on for a second: more inventory does not mean you can ignore strategy.

The best homes still attract attention. Well-priced homes in strong locations can still move quickly. If you are using VA financing, relocating through a PCS move, or trying to stay within a specific monthly payment, you still need a solid plan before you start shopping.

That plan should include:

Knowing your budget
Understanding your loan options
Watching days on market
Looking at recent comparable sales
Knowing when to negotiate and when to move quickly

Buying a home in San Antonio is not just about finding a house. It is about finding the right house, at the right price, with terms that protect your interests.

What This Means for San Antonio Home Sellers

If you are selling a home in San Antonio, inventory matters just as much.

When there are more homes for buyers to choose from, pricing becomes critical.

This is where some sellers get into trouble. They look at what a neighbor sold for during a hotter market and assume they can price the same way today. But buyers are paying attention. They are comparing homes, watching price reductions, and taking their time when they have more options.

Overpricing is one of the fastest ways to sit on the market.

And once a home sits too long, buyers start asking questions:

Why has it not sold?
Is something wrong with it?
Will the seller take less?
Can we ask for more concessions?

That does not mean sellers are in a bad position. It just means the strategy needs to fit the current market.

The right list price, strong presentation, clean marketing, professional photos, and realistic negotiation expectations matter more than ever.

As I tell my clients, you do not want to chase the market down. You want to enter the market positioned correctly from day one.

San Antonio Is Not One Single Market

Here is another important point: San Antonio is not one single real estate market.

The market can look different depending on where you are and what price range you are in.

A home in North San Antonio may perform differently than a home in Converse. A property in Cibolo may see different buyer activity than one in New Braunfels. A well-maintained one-story home may get more attention than a home needing major updates. New construction incentives can also affect resale competition in certain areas.

That is why local knowledge matters.

Online estimates and national headlines can give you a general idea, but they cannot replace neighborhood-level pricing, buyer behavior, and local inventory trends.

That is where working with a local San Antonio REALTOR becomes valuable.

Frequently Asked Questions About Home Prices and Inventory

Are home prices dropping in San Antonio?

Some homes may see price reductions, especially if they were overpriced or need updates. However, not every home or neighborhood is seeing the same trend. San Antonio home prices depend heavily on location, condition, price range, and available inventory.

Is this a good time to buy a home in San Antonio?

It can be a good time to buy if you have a clear plan, understand your financing, and know where opportunities exist. With more inventory in some areas, buyers may have more negotiating power than they did during the peak market.

Should I wait for home prices to fall more?

Waiting can be risky because prices, interest rates, and inventory can all change. The better strategy is to focus on your personal budget, monthly payment comfort zone, and the specific opportunities available in your target area.

What should sellers do if inventory is rising?

Sellers should price carefully, prepare the home well, and avoid testing the market with an unrealistic price. In a market with more competition, the first impression matters.

The Bottom Line

The one factor explaining what is happening with home prices right now is inventory.

More homes for sale usually means buyers have more choices and sellers face more competition. Fewer homes for sale usually means buyers compete harder and prices hold stronger.

For San Antonio buyers, this may mean more opportunity and better negotiating power in some areas.

For San Antonio sellers, it means pricing strategy, preparation, and local market knowledge are more important than ever.

National headlines are interesting, but your neighborhood tells the real story.

If you are thinking about buying, selling, relocating, or just trying to understand what is happening in the San Antonio real estate market, let’s build a plan that fits your goals and today’s local conditions.

I’m not just your REALTOR, I’m your resource.

Your Home Is My Mission

Why Smart San Antonio Home Buyers Should Take a Second Look at Stale Listings

When searching for homes in San Antonio, Schertz, Cibolo, New Braunfels, or surrounding communities, it's easy to overlook listings that have been sitting on the market for weeks or even months.

Many buyers assume there must be something wrong with the property.

But what if that assumption is causing you to miss one of the best opportunities in today's market?

In many cases, homes that have been on the market longer can offer buyers some of the best negotiating power.

Why Longer Market Time Can Create Better Deals

Affordability continues to be one of the biggest challenges facing home buyers across Texas. Higher mortgage rates and rising home prices have many buyers searching for ways to stretch their budget.

One strategy that often gets overlooked is focusing on homes with longer days on market.

As a home sits unsold, sellers often become more motivated to negotiate. They may be more willing to:

• Reduce the purchase price

• Offer closing cost assistance

• Pay for repairs

• Provide a mortgage rate buydown

• Include appliances or other incentives

For buyers, that can translate into significant savings and a more affordable monthly payment.

Why Homes Sometimes Sit on the Market

Before assuming a home has serious issues, it's important to understand that many properties linger for reasons that have little to do with the home's condition.

Common reasons include:

The Home Was Initially Overpriced

One of the most common mistakes sellers make is pricing their home above market value. Buyers pass it by, and the property accumulates days on market until the price is adjusted.

Poor Online Marketing

Today's buyers typically see a home online before they ever schedule a showing.

Low-quality photos, weak descriptions, or limited marketing exposure can cause an otherwise great property to be overlooked.

Increased Competition

In some San Antonio neighborhoods, inventory has increased significantly. Even attractive homes can get buried when buyers have dozens of options to choose from.

How Buyers Can Turn a Stale Listing Into a Great Deal

This is where having an experienced REALTOR® can make all the difference.

Before making an offer, I help my clients analyze:

• Recent comparable sales

• Neighborhood trends

• Days on market

• Seller motivation

• Potential repair concerns

• Available concessions and incentives

If a home has been sitting longer than average, there may be room to negotiate terms that would not be available on a newly listed property.

Sometimes, a seller may not reduce the price much, but they may agree to cover closing costs or contribute toward a mortgage rate buydown. Those concessions can save buyers thousands of dollars both upfront and over the life of the loan.

Don't Let Days on Market Scare You Away

A home that has been sitting on the market is not automatically a red flag.

In today's San Antonio real estate market, it may simply be a hidden opportunity waiting for the right buyer.

Every property has a story. The key is understanding whether the home's longer market time is a warning sign or a negotiating advantage.

That's where local market knowledge matters.

Bottom Line

If you've been struggling with affordability or feeling discouraged by today's housing market, don't overlook homes that have been on the market longer than average.

Some of the best opportunities for San Antonio home buyers can be found further down the search results, where other buyers have stopped looking.

If you're curious about which listings represent genuine value and which ones should be avoided, let's connect. I'll help you identify opportunities, negotiate effectively, and make a confident decision.

Your Home Is My Mission

If you've been wondering why some homes are sitting on the market a little longer or why buyers seem to have more negotiating power than they did a few years ago, the latest housing data helps explain what's happening.

According to a recent Redfin report, there were approximately 46.9% more home sellers than buyers actively in the market during May. That's up slightly from April and represents the largest gap we've seen since 2020. Nationally, there were about 1.48 million sellers compared to just over 1.01 million buyers actively shopping for homes.

Looking at the chart, you can clearly see how seller activity has steadily increased while buyer activity has declined over the past several years. The result is a market where inventory is growing faster than buyer demand.

For Texas homeowners and buyers, this trend is even more pronounced.

Three of the five strongest buyer's markets in the United States are right here in Texas:

• Austin: 116% more sellers than buyers
• Houston: 111% more sellers than buyers
• San Antonio: 108% more sellers than buyers

What does that mean in plain English?

Buyers have more choices than they've had in years. They're taking more time to make decisions, comparing multiple properties, requesting repairs, and negotiating concessions.

For sellers, pricing correctly from day one has never been more important. The days of simply putting a sign in the yard and expecting multiple offers over the weekend are largely behind us. Homes that are well-prepared, properly marketed, and strategically priced are still selling, while overpriced homes often sit and become stale.

Here in San Antonio, we're seeing exactly that. The market remains active, but buyers have options. Sellers who understand current market conditions and position their homes correctly are seeing the best results.

If you're considering buying or selling in San Antonio or the surrounding areas, understanding local market conditions is critical. National headlines only tell part of the story.

A special thank you to my fellow Texas real estate professionals, Hope Teel in Austin and Nimesh Patel in Houston, whose local market insights help paint a broader picture of what's happening across Texas.

As always, if you're wondering what these trends mean for your specific situation, let's talk.

Your Home Is My Mission.

Are Home Prices Going To Crash in San Antonio? Here’s What Buyers Need To Know in 2026

If you’ve been thinking about buying a home in San Antonio or the surrounding communities, chances are you’ve asked yourself this question:

“What if I buy now and home prices go down?”

You’re not alone. Between headlines, social media “experts,” and constant talk about the housing market, many buyers are nervous about making the wrong move. Especially first-time buyers and military families relocating to Military City USA.

But here’s the reality most headlines miss: real estate is a long game, not a short-term gamble.

What History Says About Home Prices

When you zoom out and look at the historical data from sources like Case-Shiller and Bilello, one thing becomes very clear:

Home values have consistently increased over time for decades.

Outside of the 2008 housing crash, home prices across the U.S. have generally either remained steady or appreciated year after year since the 1950s. That’s an incredibly strong long-term trend.

Yes, some markets experience temporary slowdowns or slight corrections. That’s normal. Real estate has always moved in cycles. But historically, those dips have been temporary, while long-term appreciation has remained remarkably consistent.

That’s especially important for buyers in the San Antonio market, where continued population growth, military relocation, and job expansion continue to support housing demand.

Why Home Prices Usually Rise Over Time

1. People Will Always Need Homes

Life keeps moving. Families grow. Military members PCS. People relocate for jobs, retirement, or lifestyle changes.

That demand never completely disappears.

As one of the fastest-growing areas in Texas, San Antonio continues attracting buyers from across the country looking for affordability, opportunity, and quality of life.

2. Housing Inventory Still Matters

While inventory has improved compared to the frenzy of the pandemic years, there still are not enough homes available nationally to fully meet demand.

In many parts of the greater San Antonio area, well-priced homes still move quickly because buyers are actively looking for value and long-term stability.

3. Inflation Pushes Prices Higher Over Time

Just like groceries, vehicles, and construction materials increase in cost over time, homes do too.

Real estate has historically been one of the strongest long-term hedges against inflation. That’s one reason many homeowners build wealth simply by owning property over time.

What This Means for Buyers in San Antonio

Trying to perfectly “time the market” is almost impossible.

The better question is this:

“Does buying a home make sense for my life right now?”

If the answer is yes, and you plan to stay in the home for at least five years, history shows you’re far more likely to benefit from long-term appreciation than short-term market fluctuations.

That’s why so many homeowners in San Antonio have steadily built wealth over time through real estate ownership.

And remember, real estate is hyper-local.

Some neighborhoods may appreciate faster than others. Some areas may temporarily level off. That’s why working with a knowledgeable local REALTOR® matters more now than ever.

The Bottom Line

No one has a crystal ball. But history gives us strong clues.

Home prices have a long track record of rising over time, and that’s why real estate continues to be considered one of the safest long-term investments available.

That doesn’t mean you should rush to buy tomorrow. The right time to buy is when it fits your goals, finances, and lifestyle.

But if fear of a market crash is the only thing holding you back, the long-term data should bring some reassurance.

If you’re curious about what’s happening in the San Antonio housing market, surrounding communities, or military relocation areas, let’s connect and build a strategy that works for you.

Top San Antonio Realtor
Your Home is My Mission