Buyers have room, Sellers still have leverage
How both sides can win in today's market
I keep getting asked some version of "Tom, is it a good time to buy?" or "should I wait to sell?" So instead of guessing, I pulled the actual numbers.
According to the San Antonio Board of REALTORS® (SABOR), as reported by Texas Public Radio this month (August 2026), San Antonio's median home price held steady at $299,000 — flat year-over-year — while the number of homes sold rose 4%. More activity, stable pricing: that's what a healthy, balancing market looks like. And we're outperforming both the state (sales down 4% YoY) and the nation (down 1.2%) right now.
Inventory sits at about a 6-month supply, with homes averaging 82 days on market — a return to a normal, balanced pace, not a slowdown. Financing is part of why: Freddie Mac reported the 30-year fixed rate climbed to 6.95% this week, up from 6.76% the week before and 6.26% a year ago. Rates are just choppy enough that buyers are taking their time, which is showing up in those longer market times.
If you're buying: you have real room to negotiate that didn't exist a couple years ago. Get pre-approved early, and don't be afraid to ask for repairs or closing cost credits — a lot of buyers are still bidding like it's 2021 out of habit, and they don't have to.
If you're selling: don't read "6 months of inventory" as bad news — read it as "pricing matters more than it used to." Homes are still selling for about 93% of list price on average, so buyers aren't lowballing, they're just deliberate. Price to today's comps, not last year's, and consider a rate buydown — with rates near 7%, it can move a house faster than an equivalent price cut.
Every street and price point in San Antonio moves a little differently, so I'd rather run the real comps on your specific home or area than have you guess from a headline number. Call or text me anytime.
Tom Diaz
Keller Williams Heritage
(210) 868-0656
tomdiaz@kw.com
Sources: San Antonio home sales inch up in August compared to a year ago — Texas Public Radio, citing SABOR data, Sept. 16, 2026; South Texas Market Report — SABOR; Mortgage Rates Average 6.95% — Freddie Mac, Sept. 17, 2026.
