San Antonio 78209

San Antonio-New Braunfels, TX · Bexar County, TX · 13,003 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

44affordability /100

Buyer leverage is seller slight; weigh payment burden and the 3-lens valuation before bidding.

Payment burden
34.2%
stretched
Days on market
67
daily
Price cuts
27.3%
of active
Valuation
+3.7%
vs assessor
Look up an address
57
/100
Mixed
stable · seller slight · prices rising year-over-year.
Price trend
55
Affordability
45
Valuation
90
Economic health
44

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

65/ 100SellerBalancedBuyer
Negotiate Hard
Needs 12.3% correction for affordability
DOM: 96d (falling) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)10
Supply & Demand (20%)100
Buy vs Rent (15%)100
Cancellation Rate (10%)100
Days on Market (5%)100

Moderate buyer leverage in 78209. Room to negotiate 5-10% below list. Payment burden: 34.2% of median income. Median days on market: 96. Renting is approximately 114% cheaper than buying (price-to-rent ratio: 25.7).

What to Offer

Offer 5-10% below list. You have room to negotiate.

Conditions resemble 2019 pre-pandemic levels — moderate overvaluation with slowing demand. Negotiation room exists.
STABLESELLER SLIGHT

Market is holding steady with balanced conditions. Sellers hold a slight edge.

Address lookup$99 report path

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Market snapshoteach number, once

Median price
$474,402
▴ 0.2% YoY
Days on market
67
daily · zip_data
Median rent
$1,538
ZORI
Investor score
35/100
cash-flow lens
Active listings
324
90-day

Valuation3 lenses, different anchors

vs assessor
+3.7%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$491,790
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+56.1%
County-wide market — the widest, slowest signal.
Bexar+56.1%
Bexar+56.1%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$438
Price-to-income5.6×

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How 78209 ranks in TX
percentile vs all Texas ZIPs · n=1763
Market velocity54%
Supply tightness0%
Affordability12%
Investment yield17%
Appreciation61%

Affordability, supply & momentum

19SUPPLY
OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply35.4 mo
Days on Market67d
Inv vs History+8.8%
Listing Density16.6/1k
Affordability — payment burden
Monthly payment (P&I)$2,396
Payment burden34.2%
Median income · ZIP$84,180
Mortgage rate6.49% · 30yr
Total monthly own$2,871
Monthly rent$1,538
Market dynamics
Price cut %27.3%
Momentumstable
LeverageSELLER SLIGHT
Months of supply35.4
Sales (90d)0
Investment analysis
Median rent$1,538
Price-to-rent25.7
Est. cap rate2.5%
Buy vs rentfavors renting

Livability

Walk score13
Transit score4
Bike score—

Historical trends

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Bexar County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

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