Alamo Heights TX Demographics & Housing Data 2026
Key Takeaways:
Alamo Heights is a 1.9-square-mile incorporated city within Bexar County, Texas, entirely surrounded by San Antonio — creating one of the most exclusive and geographically concentrated farming zones in the San Antonio metropolitan area
The city's 8,400 residents report a median household income of $128,000, nearly three times the San Antonio metro average, driving a luxury-adjacent housing market with a $685,000 median home price
Alamo Heights Independent School District consistently ranks among Texas's top 50 districts, anchoring property values and attracting family buyers willing to pay a 45-55% premium over adjacent San Antonio neighborhoods
Owner-occupancy exceeds 72%, with annual turnover of approximately 180 transactions — creating a low-volume, high-value farming opportunity where relationship depth outweighs marketing volume
US Tech Automations helps agents farm Alamo Heights' affluent, relationship-driven market with luxury CRM workflows, school district migration tracking, and estate transition automation
Alamo Heights Demographic Profile
Alamo Heights is an independent incorporated city in Bexar County, Texas, located approximately 5 miles north of downtown San Antonio within the San Antonio metropolitan area. Despite its small 1.9-square-mile footprint, Alamo Heights operates its own city government, police department, and — most critically for real estate — its own independent school district, entirely separate from San Antonio ISD, according to Bexar County geographic records.
What is the population of Alamo Heights TX? According to Census Bureau American Community Survey estimates, Alamo Heights has approximately 8,400 residents in 3,200 households. The population has remained remarkably stable over the past decade, growing less than 2% total — a function of the city's fully built-out geography and strict zoning that limits new construction to teardown-rebuild cycles, according to city planning records.
| Demographic Indicator | Alamo Heights TX | San Antonio Metro | Texas |
|---|---|---|---|
| Population | 8,400 | 2,650,000 | 30,500,000 |
| Median Age | 42.5 | 34.2 | 35.1 |
| Median Household Income | $128,000 | $58,200 | $67,500 |
| College Degree or Higher | 78% | 28% | 31% |
| Owner-Occupied Housing | 72% | 58% | 62% |
| Median Home Value | $685,000 | $275,000 | $305,000 |
According to Census Bureau data, Alamo Heights' demographic profile — $128,000 median income, 78% college attainment, 42.5 median age — places it in the top 2% of Texas communities by socioeconomic indicators. This concentration of affluent, educated households creates a farming environment where marketing sophistication matters more than marketing volume, according to market segmentation analysis.
Alamo Heights' $128,000 median household income is 120% above the San Antonio metro's $58,200 — the widest income premium of any incorporated community in the metro area, according to Census Bureau income comparison data.
Household Composition and Buyer Segments
| Household Type | Alamo Heights % | San Antonio % | Farming Implication |
|---|---|---|---|
| Married with Children | 32% | 28% | AHISD-driven demand |
| Married No Children | 25% | 22% | Empty nesters, downsizers |
| Single Professional | 18% | 15% | Condo/townhome buyers |
| Retired/Estate Households | 15% | 12% | Estate transition pipeline |
| Roommate/Other | 10% | 23% | Rental segment |
Who is buying homes in Alamo Heights TX? According to San Antonio Board of Realtors (SABOR) data, buyer segments in Alamo Heights cluster into three dominant profiles: school-district families (38% of transactions), professional couples and empty nesters (32%), and estate-transition inheritors (18%). The remaining 12% includes investors and relocation buyers, according to transaction category analysis.
According to AHISD enrollment data, the school district's consistently high rankings — top 50 in Texas per Texas Education Agency ratings — drive a distinct buyer behavior where families specifically target Alamo Heights over adjacent Stone Oak or Terrell Hills properties. This school-driven premium means buyers accept 45-55% price premiums versus comparable homes in San Antonio ISD boundaries, according to school district premium analysis.
The estate-transition segment deserves specific attention. According to Bexar County probate records, Alamo Heights' aging homeowner base generates 25-35 estate-related transactions annually — properties where heirs, often living out of state, need agent guidance through preparation, pricing, and sale of inherited homes. US Tech Automations estate transition workflows automate heir outreach, probate timeline tracking, and multi-party communication that these complex transactions demand.
Income Distribution Analysis
| Income Bracket | Alamo Heights % | San Antonio Metro % | Housing Capacity |
|---|---|---|---|
| Under $50,000 | 12% | 42% | Rental only |
| $50,000–$100,000 | 18% | 32% | Entry market |
| $100,000–$150,000 | 22% | 14% | Core market |
| $150,000–$250,000 | 28% | 8% | Premium market |
| $250,000+ | 20% | 4% | Luxury market |
According to Census Bureau income data, 70% of Alamo Heights households earn above $100,000 — compared to just 26% metro-wide. This income concentration means the buyer pool can absorb Alamo Heights' $685,000 median without financial stress, resulting in fewer financing contingencies, faster closings, and higher transaction reliability, according to mortgage qualification analysis.
What income do you need to buy in Alamo Heights? According to standard mortgage qualification metrics, purchasing at the $685,000 median with 20% down ($137,000) and a 6.5% rate requires approximately $145,000 in household income — well within reach for the 48% of Alamo Heights households earning $150,000 or more, according to affordability modeling.
According to SABOR data, Alamo Heights transactions close with conventional financing 82% of the time — compared to 65% metro-wide — reflecting the buyer pool's financial strength and reduced dependence on FHA, VA, or seller concessions.
Age and Generational Demographics
| Age Group | Alamo Heights % | San Antonio % | Housing Behavior |
|---|---|---|---|
| Under 18 | 24% | 25% | Dependent (school-driven demand) |
| 18–34 | 12% | 24% | Renters, first-time buyers |
| 35–54 | 30% | 26% | Peak homebuying years |
| 55–69 | 20% | 15% | Downsizing consideration |
| 70+ | 14% | 10% | Estate planning phase |
According to Census Bureau age distribution data, Alamo Heights' 34% share of residents aged 55+ exceeds the metro average by 9 percentage points. This aging skew creates a predictable estate-transition pipeline that agents can proactively farm — US Tech Automations tracks property ownership duration and flags long-tenured homeowners approaching potential sale triggers, according to lifecycle analysis.
According to generational analysis, the 35-54 age bracket (30%) represents the active homebuying core — these are peak earners who chose Alamo Heights specifically for AHISD and community character. Their children's school progression creates predictable timelines: elementary enrollment (purchase trigger), high school graduation (potential downsizing trigger), according to lifecycle stage modeling.
Educational Attainment and Employment
| Education Level | Alamo Heights % | San Antonio % | Employment Type |
|---|---|---|---|
| Graduate/Professional Degree | 38% | 10% | Medical, legal, executive |
| Bachelor's Degree | 40% | 18% | Management, tech, finance |
| Some College/Associate | 15% | 28% | Various professional |
| High School or Less | 7% | 44% | Service sector |
What do Alamo Heights residents do for work? According to Census Bureau employment data, Alamo Heights' top employment sectors include healthcare (San Antonio Medical Center is 3 miles away), military officer corps (Joint Base San Antonio), legal services, and financial management. The 38% graduate-degree rate — nearly 4x the metro average — reflects the professional composition that supports the city's income levels, according to workforce analysis.
According to major employer analysis, proximity to the South Texas Medical Center (one of the nation's largest medical complexes) makes Alamo Heights the preferred residential address for physicians, hospital administrators, and medical researchers. This medical-professional concentration creates a buyer segment with high income stability and strong qualification profiles, according to employment sector data.
Racial and Ethnic Composition
| Racial/Ethnic Group | Alamo Heights % | San Antonio % | Marketing Consideration |
|---|---|---|---|
| White (Non-Hispanic) | 72% | 25% | Primary demographic |
| Hispanic/Latino | 18% | 65% | Growing presence |
| Asian/Pacific Islander | 5% | 3% | Medical professionals |
| Black/African American | 2% | 7% | Professional segment |
| Two or More Races | 3% | 4% | General outreach |
According to Census Bureau demographic data, Alamo Heights' racial composition differs substantially from the broader San Antonio metro, reflecting historical development patterns and income stratification. The growing Hispanic population (18%, up from 14% a decade ago) indicates gradual diversification as San Antonio's Hispanic professional class expands into premium communities, according to demographic trend analysis.
Housing Stock Profile
| Housing Characteristic | Alamo Heights TX | Market Impact |
|---|---|---|
| Total Housing Units | 3,450 | Extremely limited supply |
| Median Year Built | 1962 | Character + renovation cycle |
| Homes Built Pre-1950 | 22% | Historic/estate properties |
| Homes Built 1950-1980 | 42% | Prime update cycle |
| Homes Built 1980-2010 | 25% | Modern updates needed |
| Teardown-Rebuilds (Annual) | 12-18 | New construction premium |
According to Bexar County Appraisal District records, Alamo Heights' 1962 median construction year means the majority of housing stock is 60+ years old — creating a perpetual renovation cycle that drives transaction activity as homeowners choose between major renovation investment and selling to teardown-rebuild buyers. According to building permit data, 12-18 teardown-rebuild projects occur annually, replacing older homes with $1.2-$2.5 million new construction.
Are homes in Alamo Heights TX old? According to property records, the 64% of homes built before 1980 gives Alamo Heights a distinct architectural character — from Tudor and Colonial Revival estates to mid-century modern ranches. This architectural diversity is a feature, not a bug: buyers pay premiums for character homes that newer master-planned communities like Stone Oak cannot replicate, according to architectural premium analysis.
According to Bexar County building permit data, teardown-rebuild homes in Alamo Heights sell for $1.2-$2.5 million — creating a premium segment that generates $30,000-$65,000 in agent commission per transaction, the highest per-deal economics in San Antonio.
Transaction Volume and Market Activity
| Transaction Metric | Alamo Heights TX | Terrell Hills TX | Olmos Park TX | SA Metro |
|---|---|---|---|---|
| Annual Closed Sales | 180 | 65 | 30 | 38,000 |
| Monthly Average Sales | 15 | 5.4 | 2.5 | 3,167 |
| Avg. Days on Market | 35 | 38 | 42 | 42 |
| Sale-to-List Ratio | 97.8% | 96.5% | 97.0% | 96.5% |
| Cash Transaction Rate | 35% | 30% | 38% | 20% |
| Months of Supply | 2.8 | 3.5 | 3.0 | 3.8 |
According to SABOR transaction data, Alamo Heights' 35% cash transaction rate — nearly double the metro average — reflects the buyer pool's financial capacity. Cash buyers accelerate closing timelines and eliminate financing contingencies, making Alamo Heights transactions notably smoother than markets dependent on mortgage qualification. The 2.8-month supply indicates persistent demand that exceeds available inventory, according to transaction analysis.
How competitive is the Alamo Heights housing market? According to SABOR data, Alamo Heights' 97.8% sale-to-list ratio is the highest among San Antonio's premium enclaves — sellers achieve near-full asking price in a market where limited supply and affluent buyers create consistent competitive pressure. Properties priced at market value typically receive offers within 25-30 days, with premium properties in the $800,000+ range taking 40-50 days due to smaller buyer pools, according to absorption analysis.
According to SABOR data, Alamo Heights averages just 15 sales per month from a pool of 3,450 total housing units — a 5.2% annual turnover rate that reflects high homeowner satisfaction and long holding periods, making each listing a valuable commodity.
Commission and Agent Economics
| Commission Metric | Alamo Heights TX | Bexar County | SA Metro |
|---|---|---|---|
| Average Commission Rate | 5.0% | 5.15% | 5.2% |
| Agent-Side Commission | 2.5% | 2.58% | 2.6% |
| Commission per Transaction | $17,125 | $7,095 | $7,150 |
| Licensed Agents (Area) | 45 | — | 8,500 |
| Agents Closing 6+/Year | 10 (22%) | — | 25% |
According to SABOR and TREC data, Alamo Heights' $17,125 median commission per transaction is the highest in the San Antonio metro — nearly 2.5x the metro average. With only 10 agents closing 6+ deals annually, the market rewards deep relationship building over broad marketing spend. An agent capturing 10% market share (18 transactions) earns $308,250 in annual GCI — elite production from a single micro-market, according to production analysis.
| Farming Strategy | Monthly Cost | Est. Deals | Annual GCI |
|---|---|---|---|
| Targeted Luxury (200 homes) | $800 | 2–4 | $34,250–$68,500 |
| Core Residential (600 homes) | $1,500 | 6–10 | $102,750–$171,250 |
| Alamo Heights Dominant | $2,500 | 14–20 | $239,750–$342,500 |
Property Tax and Cost of Living
| Taxing Entity | Rate per $100 | Annual Tax on $685,000 Home |
|---|---|---|
| City of Alamo Heights | $0.4550 | $3,117 |
| Bexar County | $0.2580 | $1,767 |
| Alamo Heights ISD | $1.1200 | $7,672 |
| University Health System | $0.2276 | $1,559 |
| Total Effective Rate | $2.06 | $14,115 |
According to Bexar County Tax Assessor records, Alamo Heights' $2.06 effective tax rate is below the San Antonio average of $2.35 — a counterintuitive advantage that agents should highlight. Despite the $14,115 annual tax bill (driven by high assessed values rather than high rates), the rate itself is competitive, and Texas's homestead exemption reduces the effective burden for primary residents, according to tax analysis.
USTA Platform Comparison for Alamo Heights
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo |
|---|---|---|---|---|
| Estate Transition Tracking | Probate + heir outreach | No | No | No |
| School District Migration CRM | AHISD enrollment triggers | No | No | No |
| Luxury Market Automation | High-touch sequences | Basic | Limited | Limited |
| Teardown-Rebuild Pipeline | Permit + builder tracking | No | No | No |
| Long-Tenured Owner Alerts | Ownership duration flags | No | No | No |
| Monthly Cost | $149–$399 | $499+ | $750+ | $395+ |
How to Farm Alamo Heights TX Effectively
Build an estate-transition pipeline as your primary lead source. According to demographic data, 34% of residents are 55+ — US Tech Automations flags long-tenured homeowners approaching sale triggers and automates heir relationship building.
Position AHISD as the core value proposition in all marketing. According to TEA data, the district's top-50 Texas ranking drives 38% of transactions — every buyer communication should quantify the school premium.
Develop teardown-rebuild expertise for the $1.2-$2.5 million new construction segment. According to permit data, 12-18 annual teardowns generate the highest per-transaction commissions in San Antonio.
Create a medical-professional referral network through South Texas Medical Center connections. According to employer data, healthcare professionals represent the single largest buyer demographic in Alamo Heights.
Track renovation permits as pre-listing indicators. According to city permit records, major renovation permits ($100,000+) often precede listing by 12-18 months — or indicate owners who may sell rather than complete costly updates.
Farm adjacent neighborhoods for buyer migration into Alamo Heights. According to SABOR data, Terrell Hills and Olmos Park residents frequently upgrade into Alamo Heights — cross-community relationship building expands the buyer pipeline.
Leverage Alamo Heights' walkability and village character in lifestyle marketing. According to Walk Score data, the Broadway corridor and Alamo Heights village area offer walkability rare in San Antonio — a differentiator for urban-lifestyle buyers.
Automate anniversary and milestone touchpoints with US Tech Automations luxury workflows. According to luxury market research, high-net-worth clients expect personalized, well-timed communication — not mass mailers.
Monitor Bexar County probate filings for estate-transition opportunities. According to probate data, early engagement with estate representatives — before properties hit the market — captures listings that never reach MLS competition.
Frequently Asked Questions
What is the median home price in Alamo Heights TX?
According to SABOR data, Alamo Heights' median home price is approximately $685,000, with teardown-rebuild properties reaching $1.2-$2.5 million and renovated estates exceeding $900,000.
How does Alamo Heights compare to Stone Oak?
According to comparative market data, Alamo Heights' $685,000 median exceeds Stone Oak by approximately 50-60%, reflecting the AHISD premium, central location, and established neighborhood character that newer communities cannot replicate.
What school district serves Alamo Heights TX?
According to TEA records, Alamo Heights Independent School District operates its own elementary, junior, and high schools — entirely separate from San Antonio ISD — and consistently ranks among Texas's top 50 districts.
How many homes sell in Alamo Heights annually?
According to SABOR data, Alamo Heights averages approximately 180 residential transactions per year — low volume driven by limited housing stock (3,450 units) and high owner satisfaction creating long holding periods.
What is the demographic profile of Alamo Heights residents?
According to Census Bureau data, Alamo Heights residents report a $128,000 median household income, 78% college attainment, and 42.5 median age — placing the community in the top 2% of Texas by socioeconomic indicators.
Is Alamo Heights good for real estate farming?
According to market analysis, Alamo Heights' combination of high transaction values ($685,000 median), low agent competition, and predictable estate-transition pipeline makes it one of San Antonio's most lucrative farming zones on a per-transaction basis.
What are property taxes in Alamo Heights TX?
According to Bexar County records, Alamo Heights' effective tax rate is approximately $2.06 per $100 of assessed value — below the San Antonio average despite the city's premium property values, generating approximately $14,115 annually on a $685,000 home.
How far is Alamo Heights from downtown San Antonio?
According to geographic data, Alamo Heights is approximately 5 miles north of downtown San Antonio, with commute times of 10-20 minutes via Broadway or US-281 — one of the shortest commutes among San Antonio's premium communities.
What types of homes are in Alamo Heights?
According to Bexar County property records, Alamo Heights features Tudor and Colonial Revival estates (pre-1950), mid-century modern ranches (1950-1980), updated transitional homes, and new-construction teardown-rebuilds — offering architectural diversity unavailable in master-planned suburbs.
What percentage of Alamo Heights residents are homeowners?
According to Census Bureau data, approximately 72% of Alamo Heights households are owner-occupied — significantly above the San Antonio metro's 58% rate — reflecting the community's stability and long-term investment appeal.
Conclusion: Alamo Heights' Affluent Micro-Market Opportunity
Alamo Heights represents the San Antonio metro's most concentrated affluent farming opportunity — 8,400 residents generating 180 annual transactions at a $685,000 median within 1.9 square miles. The community's independent school district, central location, and architectural character create a value proposition that no master-planned suburb can replicate.
The demographic profile — $128,000 median income, 78% college attainment, 34% aged 55+ — creates both current transaction demand and a predictable estate-transition pipeline. Agents who build deep relationships within this compact community capture high-value transactions with less geographic spread than any comparable San Antonio farming zone.
US Tech Automations provides the estate transition tracking, luxury CRM workflows, and school district migration automation that Alamo Heights' affluent micro-market demands. Start farming Alamo Heights' high-value opportunity today.
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Helping real estate agents leverage automation for geographic farming success.
