Randolph AFB Side of SATX Real Estate Market: What Buyers & Sellers Need to Know (Early 2026)

The Randolph AFB side of San Antonio is showing a dynamic real estate market, with opportunities—and challenges—for both buyers and sellers. Here’s what the latest data tells us, along with some practical advice to help you make informed decisions.

Key Market Insights

• Balanced Market, Slight Lean to Buyers: With an average of 5.2 months of inventory, the market is teetering between balanced and leaning toward buyers. Properties are taking an average of 86 days on market, so patience is key.
• Pricing Holds Steady: The average sold price over the past 6 months is around $361,700, with homes typically selling at 96.5% of their final list price. This means negotiation is possible, but deep discounts are rare.
• Pending Activity: The pending-to-active ratio is 20%, suggesting steady buyer interest, but not a frenzy. Homes in the $200k–$500k range see the most activity, reflecting strong demand in this segment.

Advice for Buyers

1. Take Your Time, But Act Decisively: With homes averaging nearly three months on the market, you have time to weigh your options. However, well-priced homes—especially under $500k—still attract attention, so be ready to move when you find the right fit.
2. Negotiate, But Be Realistic: Most homes sell close to their final list price. While there’s room for negotiation, focus on value rather than expecting drastic price cuts.
3. Consider Future Appreciation: The steady market suggests gradual price growth. Buying now could mean benefiting from appreciation as the area continues to attract buyers, especially military families and commuters.

Advice for Sellers

1. Price Strategically: Overpricing can lead to longer days on market. Homes that align with recent sales—especially in the $200k–$400k sweet spot—move faster and closer to asking price.
2. Prepare for a Longer Sale: Expect your home to be on the market for up to three months. Staging and minor updates can help your property stand out and reduce time to contract.
3. Highlight Value: With buyers cautious but active, emphasize unique features, upgrades, and the convenience of the Randolph AFB location in your marketing.

Looking Ahead: Trends to Watch

• Inventory May Grow: If new listings outpace sales, buyers could gain more leverage. However, steady demand in mid-priced segments should keep prices stable.
• Rising Buyer Expectations: As homes take longer to sell, buyers will expect move-in ready properties and may negotiate for repairs or concessions.
• Gradual Price Increases: While dramatic jumps are unlikely, the area’s appeal and ongoing demand suggest slow, sustainable price growth through 2026.

Bottom Line:
Whether you’re buying or selling near Randolph AFB, understanding the local data helps you make smart moves. Stay informed, work with a knowledgeable agent, and position yourself for success in this evolving market.

For personalized advice or a detailed market report, reach out to Karina Gafford and the Homefront United Realty Group with Keller Williams City View.