San Antonio Real Estate Market Update — August

If you're wholesaling in San Antonio right now, you've probably felt the shift: houses are sitting longer, buyers are pickier, and your deals are taking more work to close. The latest numbers confirm it — and they also reveal a big opportunity for investors who adapt.

Key Takeaways

• San Antonio's median days on market is 65 days as of July 1, 2026, up from 53 days in April — homes are taking longer to sell.
• Active listings hit 14,217, a 12-month high, giving buyers more choices and putting downward pressure on prices.
• The median listing price is $325,000, down from $339,700 a year ago — a 4.3% year-over-year drop.
• The 30-year fixed mortgage rate is 6.69% (as of August 6, 2026), keeping some buyers on the sidelines.
• For wholesalers, this means more motivated sellers and more room to negotiate — but you need to price deals right and move fast.

What is the San Antonio Real Estate Market Doing Right Now?

The San Antonio real estate market is cooling: homes are taking longer to sell, inventory is piling up, and prices have flattened after a long run-up. As of July 1, 2026, the median days on market is 65 days, up from 53 days in April — a sign that buyers are taking their time.

Active listings are at 14,217, the highest level in a year. That's a lot of competition for sellers, and it's giving buyers — and wholesalers — more leverage.

The median listing price is $325,000, down from $339,700 a year ago. That's a 4.3% drop, which might sound scary, but it's actually a correction from an overheated market.

How Has the San Antonio Market Changed Over the Past Year?

Over the past 12 months, San Antonio has shifted from a seller's market to a more balanced one. Here's a quick timeline:

• July 2025: Median days on market was 65 days, active listings were 13,574, and the median listing price was $339,700.
• Fall 2025: Days on market crept up to 74 days in October, and prices started to slide.
• Winter 2026: The market slowed further — days on market hit 85 days in January, and active listings dropped to 12,094 as sellers pulled back.
• Spring 2026: Things picked up — days on market fell to 53 days in April, and prices stabilized around $324,700.
• Summer 2026: The market settled into a new normal — days on market around 61-65 days, listings climbing to 14,217, and prices holding at $325,000.

The Inventory Story

Active listings have been on a steady climb since February 2026, when they hit 12,243. By July, they were at 14,217 — a 16% increase in five months. That's a lot of new supply hitting the market.

The Price Picture

Prices have been remarkably stable since March 2026, hovering around $325,000. But compared to a year ago, they're down about 4.3%. This is a classic correction — not a crash.

Why Is the San Antonio Market Cooling?

Several factors are at play:

• Higher mortgage rates: The 30-year fixed rate is 6.69% as of August 6, 2026, up from 6.36% in mid-May. That adds hundreds of dollars to a monthly payment, pricing out some buyers.
• More inventory: With 14,217 active listings, buyers have more choices, so they can afford to be picky.
• Seasonal slowdown: Summer is typically slower, but this year it's more pronounced.

These factors combine to slow the pace of sales and put downward pressure on prices.

What Does This Mean for Real Estate Wholesalers in San Antonio?

For wholesalers, a cooling market is actually a golden opportunity — if you adjust your strategy. Here's why:

• More motivated sellers: When homes sit on the market, sellers get anxious. They're more willing to negotiate on price and terms.
• Better deals for buyers: With more inventory, end buyers have more options, which means you need to price your assignments attractively.
• Longer timelines: Deals take longer to close, so you need to factor that into your cash flow.

How to Find Deals in a Cooling Market

1. Target expired listings: Sellers whose listings didn't sell are often ready to talk.
2. Focus on distressed properties: Look for homes with code violations, tax liens, or probate issues.
3. Use direct mail: With more inventory, your mailers can stand out.
4. Leverage technology: Use tools like PropStream or ATTOM Data to find off-market deals.

How to Price Your Assignments

In a cooling market, you can't just slap a 10% margin on the ARV. You need to be precise. Here's a simple formula:

• After Repair Value (ARV): Use comps from the last 3 months, not 6.
• Repair costs: Be conservative — add 10% for surprises.
• Your profit: Aim for 10-15% of ARV, but be flexible.
• The buyer's profit: Leave enough room for the end buyer to make money too.

San Antonio vs. National Trends: How Does the Local Market Compare?

Nationally, the median days on market is 57 days as of July 1, 2026. San Antonio is at 65 days — about 8 days slower. That's not a huge gap, but it's significant.

Metric	San Antonio	National	Difference
Median Days on Market (July 2026)	65	57	+8 days
Median Listing Price (July 2026)	$325,000	N/A	N/A
Active Listings (July 2026)	14,217	N/A	N/A
30-Year Fixed Rate (Aug 6, 2026)	6.69%	6.69%	Same

What Should You Do Next as a San Antonio Wholesaler?

Here's a step-by-step plan to thrive in this market:

1. Re-evaluate your buyer's list: Make sure you have cash buyers ready to move quickly.
2. Adjust your offers: Offer based on current market conditions, not last year's comps.
3. Speed up your marketing: With more inventory, you need to be first to contact leads.
4. Use a CRM: Tools like GoHighLevel can help you track leads and follow up faster.
5. Practice your pitch: In a slower market, your negotiation skills matter more.

The Bottom Line

The San Antonio real estate market is cooling, but that's not bad news for wholesalers. With more inventory and longer days on market, you have more opportunities to negotiate great deals. Just make sure you're pricing them right and moving quickly.

Before you make your next offer, practice your pitch with our free AI Cold Call Trainer — it's a quick way to sharpen your skills and close more deals.