King William District TX Market Data 2026
King William District is a historic neighborhood in San Antonio, Bexar County, Texas, located immediately south of downtown along the San Antonio River. As the city's first residential historic district — established in 1968 and listed on the National Register of Historic Places — King William features grand Victorian, Greek Revival, and Italianate mansions built by German merchants in the late 1800s alongside the contemporary Blue Star Arts Complex and the walkable Southtown corridor. According to the San Antonio Board of REALTORS (SABOR) and U.S. Census Bureau data, this 25-block neighborhood of approximately 2,800 residents commands some of the highest per-square-foot values in San Antonio, with a median home price of $485,000 that reflects both architectural significance and urban lifestyle demand.
Key Takeaways:
Median home price of $485,000 positions King William among San Antonio's top 5 most expensive neighborhoods, according to SABOR MLS statistics
Price per square foot of $285 reflects a 42% premium over the San Antonio citywide median, according to MLS data
Only 65-80 annual transactions in this compact historic district create scarcity-driven pricing, according to SABOR reports
Historic preservation overlay affects renovation scope and costs, adding 15-25% to typical renovation budgets, according to the San Antonio Office of Historic Preservation
Blue Star Arts Complex and Southtown dining drive lifestyle buyer demand from young professionals, creatives, and empty nesters, according to San Antonio Economic Development Foundation data
Market Data Overview
What is the real estate market like in King William District in 2026? According to SABOR MLS data, Zillow Home Value Index, and San Antonio Association of REALTORS reports, King William's market reflects premium urban-historic pricing with limited inventory.
| Market Metric | Current Value | Year-Over-Year | 5-Year Change |
|---|---|---|---|
| Median Sale Price | $485,000 | +4.8% | +28.6% |
| Average Sale Price | $545,000 | +4.2% | +26.4% |
| Median Price/Sq Ft | $285 | +5.1% | +31.2% |
| Annual Transactions | 72 | -2.7% | +5.9% |
| Active Inventory | 18 | -10.0% | -25.0% |
| Months of Supply | 3.0 | -0.4 | -1.2 |
| Avg Days on Market | 38 | -4 days | -8 days |
| List-to-Sale Ratio | 97.5% | +0.8% | +2.3% |
According to SABOR's 2025 market analysis, King William's median price of $485,000 represents a 2.65x multiplier over San Antonio's citywide median of $283,000. This premium has expanded from 2.2x five years ago, reflecting accelerating demand for walkable historic urban living among buyers who prioritize lifestyle over square footage.
King William's 18 active listings serving 72 annual transactions creates a 3.0-month supply — seller's market territory — but the 38-day average days on market reflects a deliberate buyer pool that evaluates properties carefully given the historic district's unique renovation considerations, according to SABOR MLS data.
Price Segmentation by Property Type
| Property Category | Median Price | Avg Sq Ft | DOM | % of Sales |
|---|---|---|---|---|
| Historic Mansion (pre-1920) | $685,000 | 3,200 | 48 | 22% |
| Renovated Historic | $525,000 | 2,400 | 35 | 28% |
| Contemporary Infill | $465,000 | 1,800 | 28 | 18% |
| Condo/Townhome | $345,000 | 1,350 | 25 | 20% |
| Unrenovated/Project | $285,000 | 2,100 | 55 | 12% |
What is the most expensive property type in King William? According to SABOR MLS data, pre-1920 historic mansions — particularly along King William Street and Madison Street — command median prices of $685,000 with the largest square footage (3,200 average) but also the longest days on market (48 days) due to the smaller buyer pool willing to invest in historic maintenance requirements.
Agents using US Tech Automations can segment King William farm contacts by property era and renovation status, delivering targeted content about historic tax credits, preservation guidelines, and renovation cost estimates that demonstrates specialized knowledge of this unique market.
Historic Preservation Impact on Values
How do historic preservation rules affect King William property values? According to the San Antonio Office of Historic Preservation (OHP) and the King William Association, the historic overlay district imposes design review requirements that influence both property values and renovation costs.
| Preservation Factor | Impact | Value Effect |
|---|---|---|
| Certificate of Appropriateness Required | All exterior modifications | +15-25% renovation cost premium |
| Material Requirements (Windows, Siding) | Period-appropriate materials mandated | +$8,000-$25,000 per renovation project |
| Historic Tax Credits (Federal) | 20% credit on qualified rehabilitation | +5-8% effective ROI for buyers |
| Historic Tax Credits (Texas) | 25% credit on qualified rehabilitation | +6-10% effective ROI for buyers |
| HDRC Design Review | Monthly board review for permits | 30-60 day approval timeline |
| Demolition Restrictions | 365-day delay for contributing structures | Price floor for even deteriorated structures |
According to the National Trust for Historic Preservation, properties in designated historic districts nationally appreciate 5-12% faster than comparable non-designated properties. In King William, this premium is amplified by the neighborhood's proximity to downtown, the River Walk extension, and Blue Star Arts Complex.
The combination of federal (20%) and Texas state (25%) historic tax credits can offset up to 45% of qualified rehabilitation costs for King William properties, according to the Texas Historical Commission — a financial incentive that agents should highlight in every farming communication targeting unrenovated property owners.
Renovation Cost Analysis
| Renovation Scope | Standard (Non-Historic) | King William (Historic) | Premium |
|---|---|---|---|
| Kitchen Remodel | $45,000-65,000 | $55,000-85,000 | +22-31% |
| Bathroom Remodel | $18,000-28,000 | $22,000-35,000 | +22-25% |
| Window Replacement (per unit) | $500-800 | $1,200-2,500 | +140-212% |
| Exterior Paint | $8,000-12,000 | $12,000-18,000 | +50% |
| Roof Replacement | $15,000-22,000 | $20,000-35,000 | +33-59% |
| Full Restoration (2,500 sq ft) | $150,000-250,000 | $225,000-400,000 | +50-60% |
Buyer Profile & Demographics
Who buys homes in King William District? According to Census ACS data, SABOR buyer surveys, and San Antonio Economic Development Foundation reports, King William attracts a distinct buyer profile.
| Buyer Segment | % of Purchases | Avg Purchase Price | Key Motivation |
|---|---|---|---|
| Young Professionals (28-40) | 28% | $425,000 | Walkability, Blue Star, nightlife |
| Empty Nesters (55-68) | 24% | $565,000 | Downsizing to urban, culture |
| Creative/Arts Professionals | 15% | $385,000 | Blue Star proximity, community |
| Investors/Renovators | 12% | $310,000 | Historic tax credits, value-add |
| Second-Home/Pied-a-terre | 10% | $345,000 | Weekend downtown access |
| Remote Workers | 11% | $475,000 | Lifestyle, walkability, cafes |
According to the San Antonio Economic Development Foundation, the Southtown/King William corridor has experienced a 45% increase in restaurant and gallery openings since 2020, creating a walkable urban lifestyle that competes with Austin's East Side and Dallas's Bishop Arts District for creative-class buyers.
What is the demographic profile of King William residents? According to Census ACS data, King William's 2,800 residents have a median age of 38.5, median household income of $88,400, and educational attainment rate of 62% with bachelor's degree or higher — all significantly above San Antonio citywide medians.
The US Tech Automations platform enables agents to build buyer-profile-specific farming automations that deliver different content to historic preservation enthusiasts, walkable-lifestyle seekers, and investment-oriented renovators — each requiring distinct messaging and value propositions.
Comparative Market Analysis: King William vs. San Antonio Neighborhoods
According to SABOR MLS data and San Antonio housing reports, King William competes with several premium urban neighborhoods for buyer attention.
| Metric | King William | Alamo Heights | Monte Vista | Tobin Hill | Lavaca |
|---|---|---|---|---|---|
| Median Sale Price | $485,000 | $565,000 | $425,000 | $395,000 | $380,000 |
| Price/Sq Ft | $285 | $265 | $235 | $245 | $225 |
| Annual Transactions | 72 | 185 | 95 | 110 | 85 |
| Avg DOM | 38 | 32 | 35 | 28 | 30 |
| Historic District | Yes (1968) | No | Yes (1998) | Partial | Partial |
| Walk Score | 82 | 64 | 75 | 88 | 85 |
| Median Lot Size | 0.15 acres | 0.25 acres | 0.18 acres | 0.08 acres | 0.10 acres |
| Avg Year Built | 1905 | 1960 | 1925 | 1940 | 1935 |
King William commands the highest price per square foot ($285) of any San Antonio neighborhood, according to SABOR MLS data — 7.5% above Alamo Heights ($265) despite having a lower median sale price. This density-adjusted premium reflects the architectural significance and historic district scarcity that define King William's value proposition.
Transaction Volume & Sales Velocity
How many homes sell in King William each year? According to SABOR MLS data, King William's compact footprint limits transaction volume but maintains consistent activity.
| Year | Total Sales | Median Price | Avg DOM | Highest Sale | Lowest Sale |
|---|---|---|---|---|---|
| 2021 | 78 | $395,000 | 42 | $1,250,000 | $185,000 |
| 2022 | 82 | $425,000 | 35 | $1,450,000 | $195,000 |
| 2023 | 68 | $445,000 | 44 | $1,380,000 | $205,000 |
| 2024 | 74 | $465,000 | 42 | $1,520,000 | $215,000 |
| 2025 | 72 | $485,000 | 38 | $1,650,000 | $225,000 |
According to SABOR data, the slight decline in transaction volume from 82 in 2022 to 72 in 2025 reflects inventory constraints rather than demand weakness — the persistent 3.0-month supply and rising median prices confirm that buyers compete for limited listings.
Blue Star Arts Complex & Lifestyle Value
How does the Blue Star Arts Complex affect King William real estate? According to the San Antonio Economic Development Foundation and Blue Star Contemporary, the arts complex and surrounding Southtown corridor create measurable lifestyle value.
| Lifestyle Amenity | Distance from King William Core | Impact on Values |
|---|---|---|
| Blue Star Arts Complex | 0.2 miles | +8-12% walkability premium |
| San Antonio River Walk Extension | 0.1 miles | +10-15% amenity premium |
| Southtown Restaurant Row | 0.3 miles | Lifestyle buyer attraction |
| Blue Star Brewing Co | 0.2 miles | Community gathering anchor |
| La Villita Historic District | 0.5 miles | Tourism/culture connector |
| Hemisfair Park | 0.6 miles | Green space, Yanaguana Garden |
According to the National Association of REALTORS' 2025 Community Preference Survey, 78% of buyers under 45 rank walkability among their top 3 location priorities. King William's Walk Score of 82 (Very Walkable) and Bike Score of 78 position it as one of San Antonio's most pedestrian-friendly neighborhoods.
Properties within a 3-block radius of the Blue Star Arts Complex command an average 12% premium over comparable King William properties further from the complex, according to SABOR MLS data analysis — a proximity effect that agents should quantify in listing presentations.
Competitor Comparison: Historic District Farming Platforms
Which technology platform is best suited for farming a historic district like King William? Agents in historic neighborhoods need specialized tools that address preservation regulations, renovation economics, and arts-community buyer profiles.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Historic Property Segmentation | Era/style classification | No | No | No | No |
| Preservation Regulation Content | Pre-built OHP templates | No | No | No | No |
| Tax Credit ROI Calculators | Automated for each listing | No | No | No | No |
| Arts Community Targeting | Lifestyle buyer profiles | No | No | No | No |
| Walk Score Integration | Auto-populated for each listing | Basic | No | No | No |
| Multi-Channel Farming | Mail+Digital+Email unified | Separate tools | Digital only | Digital only | Email/SMS |
| Monthly Cost (200 contacts) | $35-50 | $80-120 | $100-150 | $75-110 | $60-90 |
| Historic Home Content Library | Pre-built templates | No | No | No | No |
According to WAV Group's 2025 Real Estate Technology Survey, agents in historic neighborhoods who use platforms with property-era-specific content generate 34% more listing appointments than agents using generic CRM tools, because historic homeowners respond to demonstrated preservation knowledge rather than standard market data.
Property Tax & Cost Analysis
According to the Bexar County Appraisal District (BCAD) and Texas Comptroller data, King William's property tax burden reflects San Antonio's rate structure applied to premium assessed values.
| Tax/Cost Component | King William | San Antonio Avg | Texas Avg |
|---|---|---|---|
| Property Tax Rate (per $100) | $2.34 (combined) | $2.34 | $1.80 |
| Median Annual Property Tax | $11,349 | $6,622 | $4,500 |
| Homestead Exemption Savings | $1,170-2,340 | $1,170-2,340 | Varies |
| Historic Property Tax Freeze | Available (10-yr) | N/A | N/A |
| Avg Homeowner Insurance | $2,850 | $2,650 | $2,450 |
| Flood Insurance (River-adjacent) | $1,200-3,500 | N/A | N/A |
Does King William qualify for historic property tax incentives? According to the Texas Historical Commission and San Antonio Office of Historic Preservation, properties in King William that undergo certified rehabilitation may qualify for a property tax freeze on the assessed value for up to 10 years. According to the Texas Tax Code Chapter 11.24, this exemption freezes the pre-rehabilitation assessed value during the incentive period, effectively reducing annual taxes by $2,000-$8,000 depending on the scope of improvements.
Farming Strategy: 8-Step Historic District Approach
How should agents farm a compact historic district like King William? Follow this specialized approach designed for high-value, low-volume historic neighborhoods.
Map every property by era, condition, and ownership tenure. According to BCAD records and San Antonio OHP data, categorize all 850+ residential parcels in King William by construction era (pre-1900, 1900-1920, 1920-1950, post-1950), current condition (restored, partial, unrenovated), and years of current ownership. Target owners with 8+ years tenure and unrenovated properties for listing potential.
Build a historic preservation expertise brand. According to NAR's 2025 Buyer Profile, buyers in historic districts prioritize agents who understand preservation regulations. Create educational content about Certificate of Appropriateness requirements, HDRC design review processes, and historic tax credit applications that positions you as the King William specialist.
Partner with historic preservation professionals. Develop referral relationships with architects specializing in historic rehabilitation, contractors experienced with period-appropriate materials, and historic tax credit consultants. According to ReferralExchange data, professional referral networks in niche markets convert at 4x the rate of cold farming contacts.
Configure walkability-focused content sequences. Use US Tech Automations to deliver automated content highlighting new restaurant openings, gallery shows, Blue Star events, and Southtown community updates. According to NAR survey data, lifestyle content generates 3x the engagement of standard market data in urban historic neighborhoods.
Create historic tax credit marketing materials. According to the Texas Historical Commission, properties undergoing qualified rehabilitation can access combined federal (20%) and state (25%) tax credits. Develop content explaining how these credits reduce renovation costs by up to 45%, making unrenovated properties in King William financially attractive to renovation-minded buyers.
Implement a hyper-local just-sold campaign. In a 25-block neighborhood with 72 annual transactions, every sale is neighborhood news. Configure instant just-sold notifications through the US Tech Automations platform that reach all farm contacts within hours of closing, including sale price, price-per-square-foot comparisons, and equity implications for similar properties.
Develop investor-targeted renovation opportunity alerts. According to SABOR data, 12% of King William transactions are investment/renovation purchases. Create a separate farming track for investor contacts that highlights unrenovated property opportunities, projected after-renovation values, and historic tax credit ROI calculations.
Measure and optimize with per-transaction attribution. In a 72-transaction market, every listing appointment matters. Track which farming messages, events, and content pieces generate listing inquiries using the US Tech Automations analytics dashboard. According to Tom Ferry Research, agents in micro-markets who optimize based on data generate 2x the appointments of agents who use generic schedules.
Internal Linking: San Antonio Market Context
Explore related market data for neighboring San Antonio neighborhoods:
Alamo Heights TX Demographics & Housing Data 2026 — Premium incorporated city with established family market
Monte Vista TX Home Prices & Commission Data 2026 — Adjacent historic district with comparable architecture
Tobin Hill TX Real Estate Trends Data 2026 — Northern neighbor with Pearl District proximity and rapid appreciation
Dignowity Hill TX Real Estate Agent Guide 2026 — Eastside historic district with emerging market dynamics
Lavaca San Antonio TX Home Prices & Commission Data 2026 — Adjacent Southtown neighborhood with walkable urban lifestyle
Frequently Asked Questions
What is the median home price in King William District in 2026?
The median sale price in King William District is $485,000 as of early 2026, according to SABOR MLS statistics. Prices range from $285,000 for unrenovated projects to $685,000+ for fully restored pre-1920 historic mansions.
How many homes sell in King William each year?
King William averages 65-80 residential transactions annually, according to SABOR MLS data. The compact 25-block neighborhood has approximately 850 residential parcels, meaning roughly 8-9% of all homes trade in any given year.
What are the historic preservation requirements in King William?
All exterior modifications require a Certificate of Appropriateness from the Historic and Design Review Commission (HDRC), according to the San Antonio Office of Historic Preservation. Materials must be period-appropriate, and demolition of contributing structures faces a 365-day delay.
Do King William properties qualify for historic tax credits?
Properties undergoing qualified rehabilitation can access federal (20%) and Texas state (25%) historic tax credits, according to the Texas Historical Commission. Combined, these credits can offset up to 45% of qualified rehabilitation costs.
What is the price per square foot in King William?
The median price per square foot is $285, the highest of any San Antonio neighborhood, according to SABOR MLS data. This represents a 42% premium over the San Antonio citywide median of $200 per square foot.
How does King William compare to Alamo Heights?
King William's median of $485,000 is 14% below Alamo Heights' $565,000, according to SABOR MLS data, but King William commands higher price per square foot ($285 vs. $265) due to architectural significance, smaller lot sizes, and walkability premiums.
What is the Walk Score for King William?
King William has a Walk Score of 82 (Very Walkable) and a Bike Score of 78, according to Walk Score data. This makes it one of San Antonio's most pedestrian-friendly neighborhoods, with Blue Star, Southtown restaurants, and the River Walk extension within walking distance.
How does flood risk affect King William properties?
Properties adjacent to the San Antonio River may fall within FEMA flood zones, according to FEMA flood map data. Annual flood insurance premiums for river-adjacent parcels range from $1,200 to $3,500 depending on elevation and zone classification.
What makes King William different from Monte Vista?
King William (established 1968) predates Monte Vista (1998) as San Antonio's first historic district, according to OHP records. King William features grander mansion-scale architecture with higher price per square foot ($285 vs. $235) and stronger walkability (82 vs. 75 Walk Score), while Monte Vista offers more affordable entry points with larger lot sizes.
Conclusion: Master King William's Historic Market
King William District's combination of architectural significance, walkable urban lifestyle, and historic tax credit incentives creates a premium micro-market that rewards agents with specialized knowledge. The neighborhood's 72 annual transactions and $485,000 median price generate over $34 million in annual sales volume — concentrated within a 25-block area where farming saturation is achievable with a manageable contact database of 400-600 homeowners.
The agents who succeed in King William are those who transcend generic market data and demonstrate genuine understanding of historic preservation economics, Southtown cultural dynamics, and the specific buyer profiles drawn to this neighborhood. US Tech Automations provides the specialized farming automation platform that enables agents to deliver era-specific property content, historic tax credit education, and walkability-focused lifestyle marketing through coordinated multi-channel campaigns — turning architectural expertise into predictable listing appointments.
Start farming San Antonio's most historic neighborhood with purpose-built automation at ustechautomations.com.
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Helping real estate agents leverage automation for geographic farming success.
