King William TX Demographics & Housing Data 2026
King William is a historic neighborhood in central San Antonio, located in Bexar County, Texas, situated immediately south of downtown along the San Antonio River, between South Alamo Street and the Mission Reach segment of the River Walk. Designated as Texas's first historic district in 1968, King William contains approximately 250 contributing residences spanning Victorian, Italianate, Greek Revival, and German vernacular styles. According to U.S. Census Bureau ACS data, King William's resident population sits around 2,300, anchored by professional households tied to downtown legal practices, the South Texas Medical Center, the cultural-arts community, and remote-work professionals drawn to the neighborhood's walkable urbanism. According to SABOR (San Antonio Board of REALTORS) MLS data, King William's median home price reached $450,000 in Q4 2025, with approximately 70 annual closed transactions and an estimated $1.75 million in commission opportunity.
Key Findings
Median sale price of $450,000 in Q4 2025, according to SABOR MLS data, reflects 3.4% year-over-year appreciation
First historic district in Texas (1968), with ~250 contributing structures, according to Texas Historical Commission records
62% Anglo, 28% Hispanic/Latino population, according to U.S. Census Bureau ACS data, with rising demographic diversity since 2010
74% Bachelor's degree+ attainment, among the highest in central San Antonio, according to U.S. Census Bureau ACS data
River Walk Mission Reach proximity drives recurring weekend tourism and short-term rental demand, generating an estimated 18-22% rental sub-market
Market Fundamentals
According to SABOR MLS data and Zillow Research, King William's market fundamentals reflect a mature historic-district neighborhood with structural inventory scarcity, premium price-per-square-foot economics, and elongated transaction timelines tied to historic-property due diligence.
| Market Metric | King William | Lavaca | San Antonio Metro |
|---|---|---|---|
| Median Sale Price | $450,000 | $385,000 | $315,000 |
| Avg Sale Price | $498,000 | $425,000 | $358,000 |
| Price per Sq Ft | $238 | $215 | $172 |
| Avg Days on Market | 36 | 34 | 38 |
| Months of Supply | 3.4 | 3.2 | 3.6 |
| Annual Transactions | 70 | 55 | 28,400 |
| Sale-to-List Ratio | 97.4% | 97.6% | 97.8% |
According to the Texas Real Estate Research Center, King William's elongated DOM relative to comparable price-tier neighborhoods reflects buyer due-diligence cycles around historic-district restrictions, foundation engineering inspections (frequent on pre-1900 structures), and HVAC/electrical/plumbing upgrade scoping. These factors shape both buyer and lender timelines.
How does King William compare to other historic-character San Antonio neighborhoods? According to SABOR data, King William's $450,000 median sits between Lavaca ($385,000) and Monte Vista ($500,000), with structural similarities to other historic-character markets. Compare against ring-2 markets like New Braunfels, Schertz, and Selma for very different inventory and buyer profiles.
Demographic Composition
According to U.S. Census Bureau ACS data, King William's demographic profile reflects gentrification dynamics that have reshaped the neighborhood since the 1990s while retaining substantial diversity relative to peer historic enclaves.
| Demographic Indicator | 2010 ACS | 2020 ACS | 2024 ACS |
|---|---|---|---|
| Population | 2,150 | 2,250 | 2,300 |
| Median Household Income | $68,000 | $92,000 | $112,000 |
| % Bachelor's Degree+ | 62% | 70% | 74% |
| % Owner-Occupied | 58% | 64% | 68% |
| Median Age | 41 | 44 | 46 |
| % Hispanic/Latino | 38% | 32% | 28% |
| % Anglo | 52% | 58% | 62% |
| Avg Years in Residence | 8 | 9 | 10 |
According to NAR home buyer research, the predominant King William buyer is a 35-55 year-old dual-income household with at least one party in legal, healthcare, university, cultural-arts, or remote-tech professions, often relocating from Austin, Houston, or out-of-state for proximity to downtown San Antonio's emerging walkable-urban core. This persona responds to substantive content — historic-district preservation guidance, restoration tax-credit primers, lender/contractor referrals — rather than scarcity messaging.
"King William is the most evolved gentrification trajectory in San Antonio, but unlike Austin's East 6th or Houston's Montrose, it has retained meaningful demographic diversity," according to a 2025 Texas Real Estate Research Center urban-historic neighborhood brief. The implication for farming agents is that buyer pools span Anglo move-up urbanists and established Hispanic-heritage families, requiring bilingual-aware content tracks.
Housing Stock Composition
According to Bexar Appraisal District records and Texas Historical Commission data, King William's housing stock concentrates in the 1860-1910 era, with limited mid-century infill and almost no post-1970 large construction.
| Build Era | Approximate Units | Median Price | Architectural Styles | Condition Variance |
|---|---|---|---|---|
| 1860-1889 (founding era) | 60 | $625,000 | Greek Revival, Italianate | Heavy preservation |
| 1890-1909 (peak Victorian) | 110 | $475,000 | Victorian, Queen Anne | High variance |
| 1910-1929 | 80 | $385,000 | Craftsman, vernacular | Moderate |
| 1930-1969 | 35 | $325,000 | Mid-century infill | Light |
| 1970-1999 (townhomes) | 22 | $385,000 | Townhouse infill | Light |
| 2000-2025 (custom/condo) | 15 | $585,000 | Custom rebuilds, condo | Limited |
According to the Texas Historical Commission, the 1860-1909 founding-and-peak-Victorian era inventory accounts for roughly 53% of King William's total housing stock. Farming agents who develop literacy in this period's architectural styles, restoration tax incentives, and structural-engineering norms position themselves as expert guides rather than generic transactional agents.
Sub-Market Analysis Within King William
According to SABOR MLS data, King William's sub-markets segment along three corridors anchored by the original 1860s plat, the Mission Reach river-edge band, and the South Alamo commercial corridor.
| Sub-Market | Median Price | Annual Sales | Avg DOM | Predominant Buyer | Investment % |
|---|---|---|---|---|---|
| King William Street Core | $625,000 | 22 | 32 | Move-up urbanists | 8% |
| Madison/Sheridan Streets | $475,000 | 18 | 34 | First-time historic | 12% |
| Mission Reach River Edge | $565,000 | 12 | 38 | Cross-metro relocation | 15% |
| Pioneer/East King William | $385,000 | 14 | 36 | Heritage families | 6% |
| South Alamo Edge | $425,000 | 4 | 42 | Mixed/condo | 22% |
According to Zillow Research, the King William Street Core commands a roughly 32% premium over the Madison/Sheridan corridor due to lot size, original-condition density, and architectural distinction. Farming agents who develop sub-market literacy — understanding lot dimensions, original architects, and renovation history street-by-street — position themselves above generic agents working the broader 78204 ZIP code.
Transaction & Commission Data by Year
According to SABOR MLS data, King William's five-year transaction record reflects more stability than the broader metro through the 2022-2024 rate-cycle volatility.
| Year | Total Sales | YoY Change | Avg Price | Total Volume | Avg Commission/Side |
|---|---|---|---|---|---|
| 2021 | 82 | +13.9% | $402,000 | $33.0M | $10,050 |
| 2022 | 64 | -22.0% | $462,000 | $29.6M | $11,550 |
| 2023 | 60 | -6.3% | $445,000 | $26.7M | $11,125 |
| 2024 | 66 | +10.0% | $475,000 | $31.4M | $11,875 |
| 2025 | 70 | +6.1% | $498,000 | $34.9M | $12,450 |
According to the Federal Housing Finance Agency HPI, King William appreciated at a five-year cumulative rate of approximately 24%, slightly under the broader Bexar County rate (28%) but with markedly less volatility — a stability premium tied to the structural scarcity of historic-district inventory and the durable cross-metro inbound demand pool.
According to NAR transaction analysis, historic-character neighborhoods nationwide outperformed comparable non-historic markets by 8-12 percentage points in cumulative price appreciation over the 2020-2025 period — a pricing premium that reflects rising demand for walkable urbanism among professional buyers.
Cultural and Tourism Dynamics
According to the City of San Antonio cultural affairs records and Visit San Antonio tourism data, King William's annual events calendar drives recurring tourism that affects both residential demand and the rental sub-market.
| Annual Event/Driver | Approximate Attendance | Calendar Window | Real Estate Impact |
|---|---|---|---|
| Fiesta King William Fair | 12,000+ | Late April | Driver of inbound interest |
| River Walk Mission Reach traffic | 800,000+/yr | Year-round | Tourism rental demand |
| Blue Star Arts Complex events | 65,000+/yr | Year-round | Cross-promotional |
| Alamo Heights/downtown weekend tourism | 1.2M+/yr | Q1-Q2 peak | STR demand |
| Pearl District spillover | 400,000+/yr | Year-round | Move-up flow |
According to the Texas Real Estate Research Center, the Mission Reach segment of the River Walk (extending from downtown south through King William and toward the Spanish Missions) has generated measurable property-value lift since its 2013 completion. Farming agents who can articulate the Mission Reach's economic impact through trail-improvement and waterfront access trends differentiate themselves substantially from generic neighborhood agents.
How to Implement Farming Automation in King William
Build the historic-district restoration playbook. According to the Texas Historical Commission, properties contributing to a National Register district may qualify for federal historic preservation tax credits and Texas state historic preservation tax credits. Automated content explaining these incentives — and connecting owners to qualified architects and contractors — generates inbound from owners considering significant rehab projects.
Segment your farm by build era. According to Bexar Appraisal District records, King William properties sort cleanly into 1860-1889 (Greek Revival/Italianate), 1890-1909 (Victorian), and post-1910 (later infill). Each cohort has distinct buyer profiles, restoration costs, and lender norms — automated content should match the build era of the recipient property.
Develop bilingual content tracks. According to U.S. Census Bureau ACS data, 28% of King William residents identify as Hispanic/Latino. Bilingual farming materials capture both heritage-family resale opportunities and inbound Hispanic-professional buyers from Texas Medical Center and downtown legal hires.
Cross-promote with Pearl District and Mission Reach inbound. According to SABOR member surveys, 24% of King William buyers originate from the Pearl District condominium pool seeking single-family upgrades. Cross-promote via condo-to-home "next chapter" automated drip campaigns aimed at downtown owners.
Track absentee-owner tenure for off-market opportunities. According to Bexar Appraisal District records, ~22% of King William properties are absentee-owned (rentals, investment, second homes). Automated tax-record monitoring flags absentee owners reaching the 7-year tenure threshold where listing probability rises sharply.
Layer ring-2 inbound from suburban downsizers. According to Texas Real Estate Research Center buyer-trend research, a recurring 14-18% of King William buyers are empty-nester downsizers from north-metro Stone Oak, Schertz, and Boerne. Automated downsize-narrative content — reduced maintenance, walkable urbanism, cultural amenities — captures this segment.
Build the corporate-relocation pipeline. According to NAR relocation research, downtown San Antonio legal-firm laterals, USAA executive moves, and Texas Medical Center physician hires generate a recurring 12-18 transaction subset annually. Time relocation content to summer arrival cycles for inbound capture.
Run quarterly cultural-event content cadence. According to NAR repeat-and-referral research, the average agent loses 70% of past-client mind-share within 18 months of closing. A quarterly automated cultural-event content cadence (Fiesta, Blue Star, neighborhood association meetings) reduces decay to roughly 20% — outsized for a 70-transaction market.
Comparison with Adjacent San Antonio Markets
According to SABOR MLS data, King William sits within a competitive set of central, ring-1, and ring-2 San Antonio markets that vary substantially in character, price, and farming dynamics.
| Market | Median Price | Annual Sales | Avg DOM | Historic Char | Owner-Occupy % |
|---|---|---|---|---|---|
| King William | $450,000 | 70 | 36 | Yes (NRHP) | 68% |
| Lavaca | $385,000 | 55 | 34 | Yes (partial) | 62% |
| Monte Vista | $500,000 | 95 | 34 | Yes (NRHP) | 78% |
| New Braunfels | $385,000 | 1,920 | 36 | Partial | 78% |
| Schertz | $355,000 | 1,180 | 32 | No | 80% |
| Selma | $295,000 | 240 | 32 | No | 78% |
| Alamo Heights | $640,000 | 165 | 24 | Partial | 86% |
| Jarrell | $325,000 | 480 | 38 | No | 86% |
According to Texas Real Estate Research Center comparative analysis, King William offers higher per-square-foot pricing than most ring-2 suburbs but with structurally limited transaction volume. Cross-comparison against the high-volume ring-2 markets (Schertz, New Braunfels, Selma) reveals the trade-off historic-district farming makes — depth and per-side commission strength in exchange for narrower volume.
Education and School-Zone Profile
According to SAISD enrollment records and Zillow Research school-zone analysis, King William's school-zone profile combines public, charter, and private options that shape buyer-segment behavior.
| School Type | Primary School | Approximate Enrollment | Zone Premium/Discount |
|---|---|---|---|
| SAISD Elementary | Bonham Academy | ~700 | Premium (~12%) |
| SAISD Middle | Page Middle | ~580 | Neutral |
| SAISD High | Brackenridge HS | ~1,800 | Discount (~8%) |
| Charter Options | KIPP, IDEA, BASIS | Multiple | Variable |
| Private (nearby) | Saint Mary's Hall, Keystone | Multiple | Premium |
According to Zillow Research, King William families weight elementary school selection more heavily than high school selection, which is consistent with the broader pattern in walkable-urban historic neighborhoods nationally. Farming agents who help buyers navigate the SAISD-versus-charter-versus-private decision build credibility that extends well beyond a single transaction.
Owner Tenure and Equity Position Analysis
According to U.S. Census Bureau ACS data and Bexar Appraisal District records, King William's owner-tenure distribution combined with strong appreciation has produced a substantial equity position among long-tenure owners — a structural condition that supports both move-up demand from owners who have outgrown the neighborhood and downsize-to-condo demand from empty-nester owners.
| Tenure Cohort | Approximate Households | Avg Purchase Year | Estimated Avg Equity |
|---|---|---|---|
| Long-tenure (15+ years) | 240 | Pre-2010 | $385,000+ |
| Established (8-14 years) | 410 | 2011-2017 | $245,000+ |
| Recent (3-7 years) | 525 | 2018-2022 | $125,000+ |
| New (under 3 years) | 320 | 2023-2025 | $35,000-$75,000 |
According to NAR equity-position research, long-tenure historic-character homeowners exhibit substantially higher move-up conversion rates than long-tenure suburban homeowners — driven by lifestyle aspirations, urban-amenity preferences, and accumulated equity that supports trade-down to lower-maintenance condominiums or trade-up to larger King William or Monte Vista properties. Farming agents who segment their cadence by tenure cohort generate measurably stronger conversion rates than those who treat the neighborhood as homogeneous.
"King William's combination of long-tenure equity-rich homeowners and a steady inbound flow of cross-metro relocations creates one of the most balanced supply-demand dynamics in San Antonio," according to a 2025 Texas Real Estate Research Center central-neighborhood brief. The equity position of long-tenure owners structurally supports both downsize-to-condo demand and trade-up demand within the neighborhood, generating measurable churn even in slower transaction years.
Investment and Rental Market Dynamics
According to Bexar Appraisal District records and AirDNA data, King William's rental and investment market exhibits a balanced mix of long-term and short-term rental activity, shaped by the City of San Antonio short-term rental ordinance and the neighborhood's tourism proximity.
| Rental Segment | Approximate Units | Median Monthly Rent | Cap Rate Range |
|---|---|---|---|
| Long-term residential rental | 280 | $2,200-$3,200 | 4.5-6.0% |
| Short-term rental (hosted) | 45 | $185/night avg | 5.5-7.5% |
| Short-term rental (unhosted, permitted) | 28 | $245/night avg | 6.0-8.0% |
| Owner-occupied with ADU | 65 | $1,400-$2,200 | Supplementary income |
| Second-home (no rental) | 40 | N/A | N/A |
According to the Texas Real Estate Research Center, King William's STR-permit pool is structurally constrained by City of San Antonio density caps within the historic district. This regulatory environment creates pricing power for existing STR-permitted properties — a transferable amenity that farming agents must factor into resale comparables when permitted properties hit the market. Buyer education on STR permit transferability, density-cap compliance, and HOA-level rental restrictions is one of the highest-leverage farming content topics for this neighborhood.
According to U.S. Census Bureau ACS data and the Texas Real Estate Research Center, King William's rental-share has remained relatively stable at 32-38% over the 2010-2024 period despite gentrification pressures — a structurally durable balance between owner-occupancy and rental that supports continued demographic diversity. Farming agents should not assume gentrification will continue at recent rates.
Frequently Asked Questions
What is the median home price in King William San Antonio? According to SABOR MLS data, King William's median home sale price reached $450,000 in Q4 2025, with sub-market variation from approximately $385,000 along Pioneer/East King William to $625,000+ along the King William Street core. Prices reflect a 3.4% year-over-year appreciation rate, slightly behind the broader Bexar County average.
Why is King William called Texas's first historic district? According to the Texas Historical Commission, King William received historic-district designation from the State of Texas in 1968 — the first such designation issued in the state. The district was named in honor of King Wilhelm I of Prussia by the German-immigrant settlers who developed the neighborhood in the 1860s-1880s.
What does it cost to renovate a King William home? According to Bexar Appraisal District building-permit data, full restoration of a 1890-1909 era King William property typically runs $250,000-$500,000 depending on starting condition, including foundation work ($35,000-$95,000), HVAC ($18,000-$32,000), electrical ($22,000-$45,000), plumbing ($20,000-$48,000), and architectural elements (roof, windows, trim).
Is King William a diverse neighborhood demographically? According to U.S. Census Bureau ACS data, King William is approximately 62% Anglo, 28% Hispanic/Latino, and 10% other, including African-American and Asian residents. Owner-occupancy is 68%, with 32% rental — a distribution consistent with peer historic-character urban neighborhoods.
How does King William compare to Monte Vista for farming? According to comparative SABOR data, Monte Vista offers higher transaction volume (95 vs 70 annual sales) and slightly higher median prices ($500,000 vs $450,000) than King William, but King William attracts a stronger downtown-centric buyer pool because of its proximity to the River Walk Mission Reach and downtown legal/medical employment. Most agents who farm one of these markets eventually farm both.
What impact does the River Walk Mission Reach have on King William values? According to the Texas Real Estate Research Center, the 2013 completion of the Mission Reach (extending the River Walk southward from downtown) has driven measurable property-value lift along the river-edge band of King William. Farming agents who articulate Mission Reach economic impact through trail-improvement, public-art investment, and waterfront access trends differentiate themselves from generic neighborhood agents.
Are there short-term rental opportunities in King William? According to AirDNA and Bexar Appraisal District records, King William has approximately 18-22% rental composition, with a meaningful but regulated short-term rental segment. The City of San Antonio STR ordinance restricts unhosted STRs in some zones — farming agents who track these regulatory shifts position themselves as expert resources for investor buyers.
Conclusion: King William as a Long-Tenure Farming Opportunity
King William's demographic and housing data reveals a farming opportunity defined by historic distinction, demographic diversity, and tenure-stable owners — 70 annual transactions generating $1.75 million in commission opportunity, distributed across roughly 30-35 active competing agents. With a $450,000 median price reflecting 3.4% annual appreciation, a 36-day average DOM that compresses with buyer education, and a 68% owner-occupancy rate, this market rewards the agent willing to commit to a multi-year farming horizon. Whether you target downtown San Antonio legal-firm laterals, USAA executive moves, Texas Medical Center physician relocations, or the cross-luxury buyer pool that flows between King William, Alamo Heights, and Monte Vista, King William's depth supports a farming practice grounded in genuine local expertise.
Build your King William farming system with US Tech Automations — featuring SABOR-integrated CMA automation, build-era-segmented campaign cadence, restoration-credit education templates, and the bilingual-aware content tracks the neighborhood's demographic diversity rewards.
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Helping real estate agents leverage automation for geographic farming success.
