Alamo Heights TX Home Prices & Commission Data 2026
Alamo Heights is an incorporated city in Bexar County, Texas, located approximately 5 miles north of downtown San Antonio along Broadway and Austin Highway, sharing borders with Olmos Park to the west, Terrell Hills to the east, and the City of San Antonio elsewhere. According to the U.S. Census Bureau ACS data, Alamo Heights's 2024 estimated population is approximately 8,400 residents in 3,200 households across its compact 1.6-square-mile footprint. According to the San Antonio Board of REALTORS (SABOR) data, Alamo Heights's median home sale price reached approximately $650,000 in late 2025, and its blend of preserved early-1900s estate homes, mid-century ranches, and a top-rated independent school district generates an estimated 165 annual residential transactions and approximately $3.2 million in total commission opportunity.
Key Findings
Alamo Heights's $650,000 median sale price, according to SABOR data, reflects a roughly 110% premium over the San Antonio metro median, anchored by AHISD school zoning and historic-character housing stock.
Approximately 165 residential transactions annually, according to SABOR MLS data, generate roughly $3.2 million in gross commission pool at prevailing rates.
Average commission per side equals approximately $9,750 at prevailing 1.5% co-op rates, according to NAR transaction data — among the higher per-side rates in San Antonio farming territories.
Alamo Heights ISD's elementary, middle, and high schools rank in the top 5% statewide, according to TEA accountability ratings, supporting the price premium and family-buyer demand.
Median household income exceeds $148,000, according to U.S. Census Bureau ACS data, more than double the San Antonio metro median.
Market Fundamentals
According to SABOR data and Zillow Research, Alamo Heights's market fundamentals reflect its identity as a top-tier San Antonio small-municipality farming territory.
| Market Metric | Alamo Heights | Inner-Loop San Antonio | San Antonio Metro |
|---|---|---|---|
| Median Sale Price | $650,000 | $385,000 | $310,000 |
| Avg Sale Price | $725,000 | $445,000 | $358,000 |
| Price per Sq Ft | $275 | $185 | $145 |
| Avg Days on Market | 32 | 45 | 42 |
| Months of Supply | 3.6 | 3.8 | 3.6 |
| Annual Transactions | 165 | 6,800 | 38,000+ |
| Sale-to-List Ratio | 97.6% | 97.2% | 97.4% |
According to the Texas Real Estate Research Center, Alamo Heights operates with materially shorter days on market (32 vs. 42 metro) and similar months-of-supply to the broader metro — indicating both strong demand and tight inventory. The 1.6-square-mile footprint constrains supply growth, while AHISD school demand sustains buyer-pool depth.
Alamo Heights's $275 price per square foot is roughly 90% above the San Antonio metro average of $145, according to SABOR data — a premium reflecting AHISD school zoning, mature oak canopy, and the prestige of one of San Antonio's earliest-developed elite suburbs.
How does Alamo Heights compare to other San Antonio luxury markets? According to SABOR data, Alamo Heights's $650,000 median is below The Dominion ($800,000) but above Olmos Park ($700,000 — note Olmos Park's smaller footprint). Among San Antonio's small-municipality enclaves, Alamo Heights combines the largest population (8,400) with the strongest school-district premium (AHISD), making it both the highest-volume premium farming territory and the most stable in pricing dynamics.
Pricing Analysis by Sub-Section
According to SABOR data, Alamo Heights's pricing is meaningfully differentiated by sub-section, with three primary geographies showing distinct buyer profiles and value patterns.
| Sub-Section | Annual Sales | Median Price | Avg DOM | Architectural Era |
|---|---|---|---|---|
| Old Alamo Heights | 55 | $785,000 | 30 | 1910s–1930s estate homes |
| Mid-Alamo Heights | 60 | $625,000 | 32 | 1940s–1960s ranches |
| North Alamo Heights | 35 | $565,000 | 34 | 1950s–1970s family |
| Alamo Heights Townhome/Condo | 15 | $385,000 | 28 | Selective infill |
According to SABOR data, Old Alamo Heights commands the highest absolute prices (median $785,000) reflecting older architectural stock, larger lots, and a higher concentration of estate-scale homes. Mid-Alamo Heights generates the highest annual transaction count (60 sales) at a more accessible $625,000 median — making it the most active farming target within the broader municipality.
Old Alamo Heights's $785,000 median represents a 25% premium over Mid-Alamo Heights, according to SABOR data — a differential driven primarily by lot size, architectural era, and proximity to Cambridge Elementary School zoning. Farming agents need to recognize these sub-section differences when calibrating CMA work.
School-Driven Pricing Premium
According to AHISD records and SABOR data, Alamo Heights ISD school zoning is among the most powerful price drivers in any San Antonio farming territory.
| AHISD Component | TEA Rating | Zoned Sub-Sections | Price Premium Implication |
|---|---|---|---|
| Cambridge Elementary | A+ (96/100) | Old Alamo Heights | Highest premium tier |
| Howard Early Childhood | A (94/100) | Cross-municipality | Modest premium |
| Alamo Heights Jr. School | A+ (97/100) | All AHISD-zoned | Strong premium |
| Alamo Heights High School | A+ (95/100) | All AHISD-zoned | Strong premium |
According to TEA accountability ratings, AHISD components rank consistently in the top 5% of Texas public schools. The premium that AHISD zoning attaches to Alamo Heights properties (and to the small AHISD-zoned portions of Olmos Park and northern San Antonio) is consistently visible in pricing data — comparable homes inside and outside AHISD zoning typically show 15–30% price differentials.
Sales Volume and Pricing Trends
According to SABOR data and Redfin market data, Alamo Heights's recent sales velocity and pricing reflect both broader San Antonio metro mortgage-rate cycles and AHISD-driven demand stability.
| Year | Total Sales | Median Price | YoY Price Change | Avg DOM |
|---|---|---|---|---|
| 2021 | 195 | $545,000 | +12.4% | 26 |
| 2022 | 145 | $595,000 | +9.2% | 38 |
| 2023 | 152 | $605,000 | +1.7% | 36 |
| 2024 | 158 | $625,000 | +3.3% | 33 |
| 2025 | 165 | $650,000 | +4.0% | 32 |
According to SABOR data, Alamo Heights's transaction volume contracted approximately 26% in 2022 as San Antonio mortgage rates climbed past 7%, then recovered steadily to 165 sales in 2025. Pricing growth has remained positive every year, including the 2022 rate-shock period — a pattern consistent with high-demand-driven school-anchored markets where buyer competition compresses any seller pricing concession.
Demographic Profile
According to U.S. Census Bureau ACS data, Alamo Heights's demographic profile reflects its identity as a stable, family-oriented premium municipality with strong tenure dynamics.
| Demographic Metric | 2010 | 2020 | 2024 (Est.) |
|---|---|---|---|
| Population | 7,800 | 8,300 | 8,400 |
| Median Household Income | $108,000 | $138,000 | $148,000 |
| Owner-Occupancy Rate | 76% | 78% | 79% |
| Median Age | 40 | 41 | 42 |
| Bachelor's Degree or Higher | 72% | 78% | 80% |
| Households with Children | 38% | 36% | 35% |
According to U.S. Census Bureau ACS data, Alamo Heights maintains a relatively stable age distribution — median age 42 with 35% of households containing children under 18. This pattern reflects strong family-buyer demand anchored by AHISD school zoning. Median household income rose roughly 37% from 2010 to 2024, paralleling broader San Antonio income growth but at a moderate pace.
Transaction & Commission Data
According to NAR transaction data and SABOR MLS records, Alamo Heights's commission economics support a viable specialty farming practice for agents focused on premium small-municipality work.
| Year | Total Sales | Avg Sale Price | Total Volume | Gross Commission Pool |
|---|---|---|---|---|
| 2021 | 195 | $585,000 | $114M | $6.27M |
| 2022 | 145 | $635,000 | $92.1M | $5.07M |
| 2023 | 152 | $652,000 | $99.1M | $5.45M |
| 2024 | 158 | $695,000 | $109.8M | $6.04M |
| 2025 | 165 | $725,000 | $119.6M | $6.58M |
According to SABOR data, Alamo Heights generates approximately $6.58 million in gross commission pool annually. At prevailing 1.5% per-side rates, average per-side commission is approximately $9,750. A focused farming agent capturing 8% of Alamo Heights transactions (about 13 sides annually) would generate roughly $127,000 in GCI from this farm — viable as a primary farming territory.
| Listing Agent Rank in Alamo Heights | Annual Sides | Per-Side GCI (1.5%) | Annual GCI |
|---|---|---|---|
| #1 in Alamo Heights | 22 | $9,750 | $214,500 |
| #5 in Alamo Heights | 16 | $9,750 | $156,000 |
| #10 in Alamo Heights | 11 | $9,750 | $107,250 |
| #20 in Alamo Heights | 6 | $9,750 | $58,500 |
The top listing agent in Alamo Heights closes approximately 22 sides annually, generating roughly $214,500 in listing-side GCI alone before buyer-side or off-market production, according to SABOR roster data and prevailing commission benchmarks. Top-five and top-ten benchmarks are realistic for disciplined, multi-year farming.
How to Implement Farming Automation in Alamo Heights
Build AHISD school-zone lifecycle automation. According to AHISD enrollment records, kindergarten enrollment and middle/high school transitions drive substantial purchase decisions. Set up annual automation triggered around February (kindergarten enrollment) and August (back-to-school) windows.
Develop sub-section-specific listing positioning. According to SABOR data, Old Alamo Heights, Mid-Alamo Heights, and North Alamo Heights have meaningfully different price points and buyer profiles. Build automation that applies sub-section-specific positioning to listing presentations and CMA materials.
Cross-farm with adjacent San Antonio enclaves. According to SABOR data, Olmos Park, Terrell Hills, and Hollywood Park share related buyer pools. Build automation that supports cross-enclave outreach with farm-specific positioning. The Mahncke Park submarket and surrounding Inner Loop areas like the Mahncke Park trends profile provide tertiary cross-farm context.
Target dual-income professional commute patterns. According to U.S. Census Bureau commute data, many Alamo Heights residents work in the broader Texas Medical Center area, downtown San Antonio, or USAA. Commute-pattern content highlights Alamo Heights's positional advantages.
Use FHFA appreciation-curve mailings. According to FHFA HPI data, Alamo Heights's 5-year cumulative appreciation reached roughly 25%. Automated annual equity-position mailings translate appreciation into dollar terms.
Sponsor neighborhood event content. According to City of Alamo Heights records, the city hosts a year-round calendar of municipal events, holiday gatherings, and AHISD athletics events. Photo-and-recap automation builds farming presence without direct pitching.
Build a renovation-cost benchmark library. According to Remodeling Magazine's Cost vs. Value Report, period-appropriate Old Alamo Heights restorations average $75,000–$220,000 depending on scope. Automated educational content benchmarks renovation costs and contractor selection.
Implement school-zone-aware messaging. According to AHISD records, only sub-section variation matters for elementary zoning (Cambridge vs. Howard). Family-buyer farming content should include zone-specific information critical for purchase decisions.
Track sub-section velocity quarterly. According to SABOR data, the four Alamo Heights sub-sections show meaningfully different velocity and pricing. Automated quarterly reports differentiate farming agents from generalist competitors.
Develop estate-planning referral automation. According to U.S. Census Bureau ACS data, Alamo Heights's median age of 42 combined with stable tenure means many homeowners are entering or approaching mid-life estate-planning windows. Build automated quarterly content covering estate-tax basis step-ups, intergenerational property transfers, and trust strategies.
Comparison with Adjacent San Antonio Markets
According to SABOR data and the Texas Real Estate Research Center, Alamo Heights's most relevant comparison set spans premium San Antonio enclaves and selective broader-metro alternatives.
| Adjacent Market | Median Price | Annual Sales | Comparison Note |
|---|---|---|---|
| Alamo Heights | $650,000 | 165 | Premium AHISD school suburb |
| Olmos Park | $700,000 | 55 | Smaller adjacent enclave |
| Terrell Hills | $550,000 | 95 | Smaller mid-century enclave |
| Mahncke Park | $475,000 | 165 | Inner Loop urban historic |
| Live Oak (NE Bexar) | $325,000 | 425 | Family-suburb comparison |
According to SABOR data, Mahncke Park operates at a substantially lower median ($475,000) but with similar Inner Loop urban-historic character. Live Oak and Southtown San Antonio represent the next price tier down — useful comparisons for buyer-graduation pipelines. Cross-Texas-metro comparison with Eastside El Paso and Georgetown provides perspective on similarly-positioned premium suburbs in other Texas metros.
USTA vs. Competitor Platforms for Alamo Heights Farming
| Feature | US Tech Automations | Ylopo | Real Geeks | kvCORE |
|---|---|---|---|---|
| AHISD School-Zone Lifecycle | Native automation | No | No | No |
| Sub-Section Listing Positioning | 4-section native | No | No | No |
| Cross-Enclave Workflow | Multi-area native | Single-area | Single-area | Single-area |
| FHFA Equity-Position Mailings | Automated | Manual | Manual | Manual |
| Renovation-Cost Library | Built-in | No | No | No |
| Sub-Section Velocity Tracking | SABOR data integration | No | No | No |
The US Tech Automations platform supports premium San Antonio enclave farming through school-zone lifecycle automation, sub-section listing positioning, and cross-enclave workflow — features that map to Alamo Heights's distinctive farming logic. Honest broker note: agents working only Alamo Heights without adjacent enclave farming may find a simpler platform like Real Geeks adequate at lower cost; cross-enclave value scales with the breadth of San Antonio luxury territory worked.
Frequently Asked Questions
What is the median home price in Alamo Heights TX? According to SABOR data, Alamo Heights's median home sale price reached approximately $650,000 in late 2025, up about 4.0% year-over-year. Sub-section prices range from $385,000 for townhomes/condos to $785,000 in Old Alamo Heights.
How many homes sell in Alamo Heights each year? According to SABOR MLS data, approximately 165 residential transactions close in Alamo Heights annually. The largest sub-section is Mid-Alamo Heights (60 annual sales), followed by Old Alamo Heights (55) and North Alamo Heights (35).
What is the average commission on an Alamo Heights home sale? According to NAR transaction data and SABOR commission benchmarks, the prevailing per-side rate in Alamo Heights is approximately 1.5%–2.0%, generating roughly $9,750–$13,000 per side on a $650,000 median transaction. This per-side figure is among the higher of any San Antonio farming territory.
Why are Alamo Heights homes more expensive than other San Antonio neighborhoods? According to the Texas Real Estate Research Center, three factors drive the premium: AHISD school zoning (top-5%-statewide ratings), constrained supply in the 1.6-square-mile footprint, and historic-character architectural stock. The combined effect is a $275 per square foot price point, roughly 90% above the metro average.
How does AHISD compare to other San Antonio area schools? According to TEA accountability ratings, Alamo Heights ISD components consistently rank in the top 5% of Texas public schools and routinely outperform comparable districts in NEISD, North East ISD, and other San Antonio-area public systems. The AHISD premium translates directly into Alamo Heights real estate pricing.
What schools serve Alamo Heights? According to AHISD records, Alamo Heights properties are zoned to either Cambridge Elementary or Howard Early Childhood, then Alamo Heights Junior School and Alamo Heights High School. The Cambridge Elementary zoning attaches the strongest premium within the broader municipality.
Is Alamo Heights a good farm for new agents? According to NAR farming research, Alamo Heights's premium price points and school-driven competitive landscape favor experienced agents already familiar with San Antonio Inner Loop dynamics. New agents typically find better entry-level success in higher-volume San Antonio suburbs before transitioning to premium-enclave farms.
What is the typical lot size in Alamo Heights? According to Bexar County Appraisal District records, typical Alamo Heights lot sizes range from approximately 6,500 to 12,000 square feet, with the largest parcels concentrated in Old Alamo Heights along Argyle, Patterson, and the Old Alamo Heights core. Lot sizes are generally smaller than in master-planned suburbs but materially larger than typical Inner Loop San Antonio neighborhoods.
Are there architectural review processes in Alamo Heights? According to City of Alamo Heights records, the city operates design and architectural review for exterior modifications, with the most substantive review applied to homes in the older sub-sections. Farming agents working this market should understand approval timelines and the specific historic-character preferences that shape review outcomes.
How does Alamo Heights pricing trend compared to broader San Antonio? According to FHFA House Price Index data, Alamo Heights's 5-year cumulative appreciation reached approximately 25% — modestly outpacing the broader San Antonio metro (~20–22%). This consistent appreciation reflects both AHISD-driven demand stability and the constrained supply within the 1.6-square-mile footprint.
What is the homestead exemption impact in Alamo Heights? According to Bexar County Appraisal District data, Alamo Heights residents claim the standard Texas homestead exemption plus additional protections for residents 65+ and disabled persons. The 79% owner-occupancy rate and stable tenure mean many residents have significant tax-cap-protected appraised value built up over time.
Conclusion: Alamo Heights as a Premier San Antonio Farming Territory
Alamo Heights's market data reveals one of San Antonio's most strategic farming territories — 165 annual transactions, $650,000 median, $6.58 million in gross commission pool, and AHISD school zoning that consistently ranks in the top 5% of Texas public schools. According to SABOR data and the Texas Real Estate Research Center, the territory's defining characteristics are its AHISD-driven family demand, three architecturally distinct sub-sections, and stable demographic profile (median age 42, 35% households-with-children, 80% bachelor's degree attainment). Whether you focus on Old Alamo Heights with its $785,000 median and estate-home cohort, the higher-volume Mid-Alamo Heights submarket, or the broader school-zone-anchored family buyer pool, Alamo Heights's data supports a farming strategy grounded in school-cycle awareness, sub-section expertise, and disciplined cross-enclave farming with Olmos Park and Terrell Hills.
Launch your Alamo Heights farming system with US Tech Automations — featuring AHISD school-zone lifecycle automation, sub-section listing positioning, FHFA equity-position mailings, and cross-enclave workflow designed for San Antonio's most school-driven premium farming territory.
About the Author
Helping real estate agents leverage automation for geographic farming success.
