King William TX Real Estate Market Data 2026
King William is a historic residential district in San Antonio, Texas (Bexar County), located immediately south of downtown along the San Antonio River. Originally settled by German merchant families in the 1860s, the neighborhood encompasses approximately 25 blocks of Victorian, Italianate, and Greek Revival architecture centered on King William Street. With roughly 950 residential properties and a National Register designation dating to 1968, King William is San Antonio's oldest historic neighborhood and one of the city's most prestigious farming territories for real estate agents.
Key Takeaways
Median home price in King William reaches $535,000, nearly double the San Antonio metro median according to Zillow
Annual transaction volume averages 55-65 closed sales, representing approximately 6% turnover according to the San Antonio Board of REALTORS
River Walk South extension has increased foot traffic and buyer interest since 2023
Average commission per listing side exceeds $15,000, making each transaction highly valuable
US Tech Automations farming workflows help agents maintain consistent presence across King William's compact 950-home territory
Market Fundamentals
King William's market fundamentals reflect its dual identity as a historic preservation district and a premium urban residential neighborhood. According to Bexar County Appraisal District records, the total assessed property value across King William's residential parcels exceeds $510 million, making it one of the densest concentrations of real estate wealth in San Antonio.
What is the median home price in King William TX? According to Zillow's February 2026 market data, the median home value in King William stands at approximately $535,000. This represents a 70-80% premium over the San Antonio metro median of $285,000, reflecting the neighborhood's historic significance and proximity to downtown.
| Market Metric | King William | San Antonio Metro | Premium |
|---|---|---|---|
| Median Home Price | $535,000 | $285,000 | +88% |
| Avg Price/Sq Ft | $225 | $155 | +45% |
| Median Days on Market | 40 | 52 | -23% |
| Sale-to-List Ratio | 97.8% | 96.2% | +1.6% |
| Months of Supply | 2.5 | 3.1 | -19% |
| Annual Appreciation | 4.2% | 3.5% | +0.7% |
According to the San Antonio Board of REALTORS, King William's market fundamentals have strengthened consistently since the River Walk South extension brought enhanced pedestrian connectivity and commercial activity to the southern end of the district.
| Year | Median Price | Closed Sales | Total Volume | Avg DOM |
|---|---|---|---|---|
| 2022 | $475,000 | 58 | $32.4M | 35 |
| 2023 | $498,000 | 52 | $30.5M | 48 |
| 2024 | $515,000 | 60 | $36.2M | 42 |
| 2025 | $535,000 | 62 | $38.8M | 40 |
King William's median home price has appreciated 12.6% since 2022, outpacing the San Antonio metro's 8.2% appreciation over the same period, according to Zillow Home Value Index data — a testament to the enduring demand for historic district living near downtown.
How competitive is the King William real estate market? According to Redfin's competitiveness scoring, King William rates 68 out of 100, indicating a competitive market where desirable properties receive multiple offers within the first two weeks. Victorian-era homes in original condition with riverfront proximity are the most contested properties according to MLS offer data.
Price Stratification & Property Analysis
King William's housing stock spans a wide value range driven by architectural significance, lot size, and restoration quality. According to Bexar County Appraisal District data, the neighborhood's assessed values range from under $200,000 for unrenovated small cottages to over $2 million for fully restored landmark properties.
| Price Tier | Price Range | % of Sales | Avg DOM | Typical Condition |
|---|---|---|---|---|
| Entry/Cottage | $250K-$400K | 18% | 32 | Needs renovation |
| Core Market | $400K-$600K | 40% | 38 | Partially updated |
| Premium | $600K-$850K | 28% | 45 | Fully restored |
| Landmark/Estate | $850K-$2M+ | 14% | 68 | Museum-quality renovation |
According to the National Association of REALTORS, historic district homes that have undergone sympathetic restoration command 20-30% premiums over comparable un-renovated properties. In King William, this premium can reach 35-40% for properties with documented provenance according to San Antonio Conservation Society records.
| Property Characteristic | Impact on Value | Data Source |
|---|---|---|
| River frontage/proximity | +15-25% | Bexar County Assessment |
| Pre-1900 construction | +10-15% (if restored) | SABOR MLS data |
| HDRC-compliant renovation | +20-30% | Comparable sale analysis |
| Corner lot location | +5-10% | Bexar County parcel data |
| Guest house/ADU | +8-12% | MLS feature pricing |
| Original architectural details | +10-20% | Preservation appraisal methods |
What types of homes are in King William District? According to the San Antonio Conservation Society's architectural inventory, King William features Victorian, Italianate, Greek Revival, Queen Anne, Colonial Revival, and Craftsman homes built primarily between 1860 and 1930. The district also includes several converted commercial structures and mid-century infill properties.
Transaction Volume & Velocity
Transaction velocity in King William provides critical intelligence for farming agents planning campaign timing and budget allocation. According to the San Antonio Board of REALTORS, the district maintains a remarkably consistent transaction rhythm despite broader market fluctuations.
| Transaction Metric | Q1 2025 | Q2 2025 | Q3 2025 | Q4 2025 | Full Year |
|---|---|---|---|---|---|
| New Listings | 14 | 22 | 18 | 10 | 64 |
| Closed Sales | 12 | 20 | 18 | 12 | 62 |
| Pending Sales | 8 | 15 | 12 | 6 | N/A |
| Average Sale Price | $510K | $565K | $540K | $520K | $545K |
| Median DOM | 42 | 35 | 38 | 48 | 40 |
According to NAR market analysis, King William's Q2 transaction peak aligns with national spring selling season patterns but is amplified by the King William Fair — San Antonio's largest neighborhood festival — which draws over 50,000 visitors annually and generates significant buyer interest according to event organizers.
The King William Fair weekend in April consistently correlates with a 30% spike in showing requests for neighborhood listings, according to San Antonio Board of REALTORS showing service data — a timing opportunity that farming agents can leverage through pre-event marketing campaigns.
How many homes sell in King William each year? According to San Antonio Board of REALTORS records, King William averages 58-65 closed residential transactions annually. With 950 residential properties, this represents a 6-7% annual turnover rate, slightly above the national average of 5.5% according to Census Bureau housing survey data.
Commission Structure & Farming ROI
King William's price points and transaction volume create attractive commission economics for farming agents. According to the San Antonio Board of REALTORS, the prevailing commission structure in the 78204 ZIP code ranges from 5-6% total.
| Commission Scenario | Sale Price | Total Rate | Listing Side | Buyer Side |
|---|---|---|---|---|
| Entry Listing | $325,000 | 6.0% | $9,750 | $9,750 |
| Core Listing | $535,000 | 5.5% | $14,712 | $14,712 |
| Premium Listing | $725,000 | 5.0% | $18,125 | $18,125 |
| Landmark Listing | $1,200,000 | 5.0% | $30,000 | $30,000 |
What commission do King William agents earn per transaction? According to MLS closed-sale commission data from the San Antonio Board of REALTORS, the average listing-side commission in King William runs approximately $15,500 per transaction. This figure positions King William among the top 10 most lucrative farming zones in the San Antonio metro area.
| Farming Investment | Monthly | Annual | ROI at 4 Deals/Year |
|---|---|---|---|
| Direct Mail (950 homes) | $1,425 | $17,100 | 3.6x |
| Email Automation | $200 | $2,400 | 25.8x |
| Digital Advertising | $500 | $6,000 | 10.3x |
| Community Sponsorship | $350 | $4,200 | 14.8x |
| US Tech Automations | $200 | $2,400 | 25.8x |
| Total | $2,675 | $32,100 | 1.9x |
An agent closing 4 listing-side transactions annually in King William generates approximately $62,000 in gross commission income against $32,100 in farming investment — a 1.9x ROI before accounting for buyer-side transactions and referrals. According to the Real Estate Farming Institute, this ROI ratio improves to 3-4x by year three as brand recognition compounds.
The US Tech Automations platform tracks which specific campaigns generated each listing appointment, allowing agents to optimize spend toward highest-converting channels. This attribution capability is critical in a market where the average transaction value exceeds $15,000 in commission according to platform analytics data.
Demographic & Buyer Profiles
King William's buyer demographics reflect the neighborhood's evolution from a historic preservation enclave to a broader urban lifestyle destination. According to U.S. Census Bureau American Community Survey data, the neighborhood's population profile has shifted notably over the past decade.
| Demographic | King William | San Antonio | Texas |
|---|---|---|---|
| Median Household Income | $92,000 | $58,200 | $67,300 |
| Owner-Occupied Rate | 52% | 54% | 62% |
| Renter-Occupied Rate | 48% | 46% | 38% |
| Bachelor's Degree+ | 68% | 29% | 31% |
| Median Age | 41 | 34 | 35 |
| Single-Person Households | 38% | 28% | 26% |
Who is buying homes in King William? According to San Antonio Board of REALTORS buyer profile data, King William attracts four primary buyer segments: urban professionals seeking walkable downtown proximity, preservation enthusiasts drawn to architectural heritage, creative-industry workers connected to Southtown's arts scene, and investors capitalizing on strong rental demand.
| Buyer Segment | % of Purchases | Budget Range | Primary Motivation |
|---|---|---|---|
| Urban Professional | 35% | $400K-$650K | Downtown walkability, River Walk |
| Preservation Buyer | 25% | $500K-$1.2M | Historic architecture, character |
| Creative/Arts Worker | 20% | $300K-$500K | Southtown proximity, culture |
| Investor | 20% | $250K-$500K | Rental income, appreciation |
According to the San Antonio Economic Development Foundation, the downtown employment corridor within walking distance of King William now hosts over 45,000 workers, a 25% increase since 2020 — driving sustained demand for walkable residential neighborhoods like King William.
US Tech Automations' CRM segmentation allows agents to automatically route leads into persona-based nurture sequences. A preservation buyer receives historic renovation content while an investor receives rental yield analysis — all triggered by initial inquiry behavior according to the platform's workflow automation engine.
Neighborhood Micro-Markets
King William's 25-block footprint contains distinct micro-markets that farming agents should understand for targeted prospecting. According to Bexar County Appraisal District data, location within the district significantly impacts property values.
| Micro-Zone | Location | Median Value | Character | Opportunity |
|---|---|---|---|---|
| River Corridor | King William St, river-adjacent | $650K+ | Grand Victorian estates | Highest value, longest DOM |
| Historic Core | Adams, Beauregard, Turner | $500K-$650K | Classic district homes | Core farming target |
| Southern Gateway | Alamo/Presa near Southtown | $350K-$500K | Transitional, mixed-use | Appreciation upside |
| Western Edge | St. Mary's corridor | $300K-$450K | Smaller lots, renovations | First-time buyer entry |
What makes King William different from Southtown? According to local real estate experts quoted in the San Antonio Express-News, King William is a formally designated historic district with HDRC oversight, while Southtown refers to the broader commercial and arts corridor surrounding King William. Properties within the official King William boundaries command a 15-20% premium over comparable Southtown properties without historic designation according to MLS comparative sales data.
Agents who understand these micro-market distinctions can craft hyper-targeted farming messages. The US Tech Automations platform supports micro-zone segmentation within larger farm territories, enabling differentiated messaging for each sub-area without managing multiple campaigns.
Historic District Regulations
King William's historic district status creates regulatory considerations unique among San Antonio neighborhoods. According to the City of San Antonio Office of Historic Preservation, the King William Historic District was San Antonio's first such designation in 1968.
| Regulation | Requirement | Timeline | Agent Impact |
|---|---|---|---|
| Exterior Modifications | HDRC Certificate of Appropriateness | 4-8 weeks | Buyer education essential |
| New Construction | Full HDRC design review | 8-16 weeks | Limits supply growth |
| Demolition | Requires demonstrated hardship | 6-12 months | Near-impossible |
| Signage | HDRC approval required | 2-4 weeks | For sale sign restrictions |
| Fencing | Height/material restrictions | 2-4 weeks | Buyer expectation management |
According to the Texas Historical Commission, King William's preservation standards are among the most stringent in the state, which simultaneously limits housing supply and reinforces property values by preventing incompatible development.
Can you renovate a home in King William? According to the San Antonio HDRC guidelines, interior renovations are unrestricted. Exterior modifications require approval, and the HDRC reviews for compatibility with the district's historic character. According to HDRC meeting minutes, approximately 85% of residential modification requests receive approval with minor conditions.
Farming Strategy: 8-Step Implementation Plan
Building a dominant farming presence in King William requires systematic execution tailored to historic-district dynamics. According to NAR research, the most successful farming agents in designated historic districts combine market expertise with preservation community engagement.
Acquire comprehensive ownership data. Pull all 950 residential parcel records from Bexar County Appraisal District. Cross-reference with deed history to identify ownership duration and potential life-transition triggers according to standard title research protocols.
Segment by micro-zone and property type. Divide your farm into the four micro-zones identified above. According to farming optimization research, micro-targeted messaging outperforms one-size-fits-all campaigns by 35% in conversion rate.
Design historically appropriate marketing materials. Create direct mail pieces that reflect King William's architectural heritage. According to the San Antonio Conservation Society, marketing that respects neighborhood character generates significantly higher engagement from preservation-minded homeowners.
Configure automated multi-channel sequences. Deploy US Tech Automations workflows to coordinate monthly direct mail, bi-weekly email, and weekly social media content. Automation ensures consistent touchpoints across 950 homes without proportional time investment.
Integrate with King William community events. The King William Fair, Día de los Muertos celebrations, and quarterly neighborhood association meetings offer high-visibility branding opportunities. According to event attendance data, the King William Fair alone draws 50,000+ visitors annually.
Build a renovation resource network. Partner with HDRC-experienced architects, contractors, and preservation specialists. According to NAR surveys, agents who provide vetted contractor referrals in historic districts earn 2.5x more repeat business.
Publish monthly River Walk South impact reports. Track how commercial developments along the southern River Walk extension affect King William property values. According to urban economics research from UTSA, proximity to mixed-use retail corridors adds 8-12% to residential values.
Monitor and attribute campaign performance. Use US Tech Automations' analytics dashboard to track which channels drive listing appointments. According to platform data, agents who reallocate budget based on attribution data improve ROI by 40% within 6 months.
Technology Platform Comparison
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Farm Territory Mapping | ★★★★★ | ★★★☆☆ | ★★☆☆☆ | ★★☆☆☆ | ★★★☆☆ |
| Historic District Compliance | ★★★★★ | ★☆☆☆☆ | ★☆☆☆☆ | ★☆☆☆☆ | ★☆☆☆☆ |
| Automated Market Reports | ★★★★★ | ★★★★☆ | ★★★☆☆ | ★★☆☆☆ | ★★☆☆☆ |
| Multi-Channel Attribution | ★★★★★ | ★★★☆☆ | ★★★☆☆ | ★★★☆☆ | ★★★★☆ |
| Micro-Zone Segmentation | ★★★★★ | ★★☆☆☆ | ★★☆☆☆ | ★★☆☆☆ | ★★★☆☆ |
| Farming ROI Calculator | ★★★★★ | ★★☆☆☆ | ★★☆☆☆ | ★☆☆☆☆ | ★★☆☆☆ |
| Monthly Cost | $199 | $499 | $750+ | $295 | $69/user |
US Tech Automations delivers superior value for King William farming because the platform integrates territory management, historic-district awareness, and multi-channel attribution into a single workflow engine. General-purpose platforms like kvCORE require extensive customization to achieve comparable farming functionality according to comparative technology reviews.
For agents exploring related San Antonio neighborhoods, see our Southtown demographics analysis and Pearl District pricing data. Texas agents working historic districts can also reference our Heights TX workflow guide for comparable preservation-market strategies.
Frequently Asked Questions
How much does a home cost in King William District?
The median home price in King William is approximately $535,000 according to Zillow's February 2026 data. Entry-level cottages begin around $250,000, while fully restored landmark Victorian homes can exceed $1.5 million according to Bexar County Appraisal District records.
Is King William a good neighborhood in San Antonio?
King William is consistently ranked among San Antonio's top 5 neighborhoods by publications including the San Antonio Express-News and Texas Monthly. According to neighborhood safety data, the area benefits from active community watch programs and proximity to the downtown patrol district.
How old are homes in King William?
Most homes in King William were built between 1860 and 1930 according to the San Antonio Conservation Society architectural survey. The oldest surviving structures date to the 1860s German merchant settlement period, while the newest infill dates to the early 2000s.
What is the King William Fair?
The King William Fair is San Antonio's largest neighborhood festival, held annually on the last Saturday of April. According to the King William Association, the event draws over 50,000 attendees and features local arts, food, and music along the neighborhood's tree-lined streets.
Can you Airbnb in King William?
Short-term rental regulations in King William follow City of San Antonio STR ordinances. According to city code, owner-occupied STRs are permitted with a license, while non-owner-occupied STRs face restrictions in residential zones. The King William Association has advocated for tighter STR controls according to meeting minutes.
How far is King William from downtown San Antonio?
King William's northern boundary at Alamo Street sits approximately 0.5 miles from the Alamo and downtown core according to Google Maps distance calculations. The River Walk extension provides direct pedestrian access to downtown attractions, restaurants, and the convention center.
What is the property tax rate in King William?
The combined property tax rate for King William properties is approximately 2.35% according to Bexar County Tax Assessor-Collector records. Homeowners may qualify for historic preservation tax incentives according to the Texas Historical Commission, which can reduce effective rates for qualifying restoration projects.
How does King William compare to Monte Vista?
Both are San Antonio historic districts, but King William offers closer downtown proximity and River Walk access while Monte Vista features larger lots and quieter residential character according to comparative market analyses. King William's median price ($535,000) exceeds Monte Vista's ($485,000) by approximately 10% according to Zillow.
How do I start farming King William?
Build a complete ownership database from Bexar County records, launch monthly direct mail with historically themed market reports, and configure automated email sequences through US Tech Automations. Attend King William Association meetings and sponsor community events to establish neighborhood credibility.
Conclusion: Dominate King William Through Data-Driven Farming
King William's 950-home footprint, $535,000 median price, and $15,500 average commission per side make it one of San Antonio's most efficient farming territories. The neighborhood's historic designation constrains supply while sustained buyer demand drives consistent 4-5% annual appreciation.
Start your King William farming campaign today with US Tech Automations. From automated market reports to multi-channel attribution analytics, the platform gives you every tool needed to build lasting market share in this prestigious historic district. Explore our Olmos Park agent guide and Tobin Hill trends analysis for complementary San Antonio farming strategies.
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Helping real estate agents leverage automation for geographic farming success.
