Live Oak TX Real Estate Market Data 2026
Key Takeaways:
Live Oak is a 5.2-square-mile incorporated city of approximately 16,500 residents in northeast Bexar County, Texas, positioned between Converse and Selma along the Interstate 35 North corridor
The median home price of $285,000 represents a 4.2% year-over-year increase, with approximately 180 annual residential transactions across a compact geography
The Forum at Olympia Parkway and surrounding retail development have transformed Live Oak from a bedroom community into a retail destination, increasing property values along the commercial corridor, according to city economic development data
Military proximity to JBSA-Randolph and JBSA-Fort Sam Houston drives an estimated 30-35% of housing demand, with VA loans representing approximately 30% of purchase transactions
US Tech Automations helps agents leverage Live Oak's compact market fundamentals with automated market monitoring, CRM segmentation by buyer type, and data-driven farming campaigns
Market Fundamentals: Live Oak at a Glance
Live Oak is an incorporated city in Bexar County, Texas, located approximately 14 miles northeast of downtown San Antonio along Interstate 35 North. The city borders Selma to the north, Universal City to the east, Converse to the southeast, and San Antonio to the south and west, according to Bexar County municipal records.
What are the key market fundamentals for Live Oak TX? According to San Antonio Board of Realtors (SABOR) data, Live Oak's $285,000 median home price sits in the middle range of northeast Bexar County incorporated cities — below Schertz ($310,000) but above Converse ($275,000). The 4.2% appreciation rate indicates healthy demand driven by commercial development momentum and military proximity.
| Market Fundamental | Live Oak TX | Selma TX | Universal City TX | SA Metro |
|---|---|---|---|---|
| Median Home Price | $285,000 | $295,000 | $280,000 | $305,000 |
| YoY Appreciation | +4.2% | +4.5% | +4.8% | +3.5% |
| Annual Transactions | 180 | 85 | 340 | — |
| Months of Supply | 2.3 | 2.5 | 1.9 | 3.2 |
| Avg. Days on Market | 26 | 30 | 22 | 38 |
| Population | 16,500 | 12,500 | 21,000 | 2.6M |
According to SABOR data, Live Oak's 2.3 months of supply and 26-day average DOM indicate a firm seller's market. The 180 annual transactions within 5.2 square miles produce approximately 35 transactions per square mile — moderate density that supports farming economics without the hyper-competition of larger markets, according to density analysis.
Live Oak's transformation into a retail destination — anchored by The Forum at Olympia Parkway (1.2 million square feet of retail) — has shifted the city's identity from pure bedroom community to mixed-use hub, adding 15-20% to property values within a one-mile radius of the commercial center, according to Bexar County Appraisal District data.
Price Analysis by Segment
| Price Range | Transaction Share | Buyer Profile | Avg. DOM | Trend |
|---|---|---|---|---|
| Under $225,000 | 12% | First-time buyers, VA | 20 | Shrinking |
| $225,000–$275,000 | 25% | Military families | 24 | Stable |
| $275,000–$325,000 | 30% | Move-up families | 26 | Growing |
| $325,000–$400,000 | 22% | Premium buyers | 30 | Growing |
| $400,000+ | 11% | New construction, custom | 35 | Stable |
What price range dominates the Live Oak market? According to SABOR transaction data, the $275,000-$325,000 segment captures the largest transaction share (30%) and is growing — reflecting both price appreciation pushing homes into this range and genuine demand from move-up buyers seeking Live Oak's retail amenities and school access. The sub-$225,000 segment's shrinking share indicates affordable inventory is being absorbed into higher price brackets, according to segment trend analysis.
According to lending data, Live Oak's buyer mix breaks down approximately as follows: 30% VA loans (military-connected), 45% conventional financing, 15% FHA, and 10% cash/investor purchases. The VA loan concentration exceeds the metro average of 12%, reflecting proximity to JBSA-Randolph and JBSA-Fort Sam Houston, according to mortgage origination data.
Neighborhood Market Data
| Neighborhood | Median Price | Price/Sq Ft | Year Built | Annual Sales |
|---|---|---|---|---|
| Olympia Hills | $310,000 | $165 | 2005 | 35 |
| Forest Oaks | $295,000 | $158 | 1998 | 28 |
| Woodcrest | $275,000 | $150 | 1992 | 22 |
| Oak Park area | $268,000 | $145 | 1988 | 20 |
| Toepperwein corridor | $260,000 | $140 | 1985 | 18 |
| South Live Oak | $245,000 | $135 | 1982 | 15 |
According to SABOR neighborhood data, Olympia Hills leads Live Oak in both price ($310,000) and transaction volume (35 annually), benefiting from newer construction and proximity to The Forum retail center. South Live Oak's $245,000 median provides the entry-level access point — particularly attractive to first-time buyers and military families, according to neighborhood analysis.
According to Bexar County Appraisal District records, homes within a one-mile radius of The Forum at Olympia Parkway have appreciated 18% faster than the Live Oak average over the past three years, demonstrating the premium buyers place on walkable retail access.
Historical Market Performance
| Year | Median Price | YoY Change | Annual Sales | DOM |
|---|---|---|---|---|
| 2021 | $240,000 | +14.3% | 195 | 12 |
| 2022 | $268,000 | +11.7% | 185 | 16 |
| 2023 | $265,000 | -1.1% | 170 | 34 |
| 2024 | $274,000 | +3.4% | 175 | 30 |
| 2025 | $285,000 | +4.0% | 180 | 26 |
According to SABOR historical data, Live Oak followed the standard San Antonio cycle: rapid pandemic appreciation (14.3% in 2021), a minor correction in 2023 (-1.1%), and steady recovery through 2024-2025. The current $285,000 median exceeds the 2022 peak by $17,000, confirming the market has moved beyond correction into genuine growth, according to cycle analysis.
Has Live Oak recovered from the 2023 slowdown? According to trend data, Live Oak has fully recovered — the $285,000 median surpasses the prior peak, DOM has declined from 34 to 26 days, and annual sales volume has stabilized at 180. The recovery trajectory suggests continued appreciation as employment and commercial growth sustain demand, according to economic modeling.
Transaction Volume and Velocity
| Metric | Live Oak TX | Northeast SA Avg. | SA Metro |
|---|---|---|---|
| Annual Residential Sales | 180 | — | — |
| Transactions per Sq. Mile | 35 | 28 | — |
| Avg. Sale Price | $298,000 | $305,000 | $318,000 |
| Total Market Volume | $53.6M | — | — |
| List-to-Sale Ratio | 97.8% | 97.2% | 97.1% |
| Multiple-Offer Rate | 32% | 25% | 22% |
According to SABOR transaction data, Live Oak's 32% multiple-offer rate — the share of transactions receiving two or more offers — exceeds both the northeast corridor average and the metro rate, indicating stronger buyer competition in this market. Agents who prepare sellers for multiple-offer scenarios and guide buyers on competitive offer strategy perform better in Live Oak than those assuming a negotiation-based market, according to offer analysis.
Demographic Market Drivers
| Demographic Factor | Live Oak TX | SA Metro | Marketing Implication |
|---|---|---|---|
| Median Household Income | $62,000 | $58,000 | Strong qualification |
| Median Age | 34 | 35 | Young families |
| Owner-Occupancy Rate | 58% | 55% | Stable ownership base |
| Military-Connected % | 30-35% | 12% | VA loan expertise needed |
| College-Educated % | 28% | 25% | Responsive to data |
| Household Size | 2.8 | 2.7 | Family-oriented |
According to Census Bureau data, Live Oak's $62,000 median household income comfortably supports the $285,000 median home price at current rates — the 4.6x price-to-income ratio falls within sustainable lending parameters. The 34-year median age indicates a family-formation market where school quality, retail access, and military base proximity drive location decisions, according to demographic analysis.
What drives housing demand in Live Oak TX? According to economic data, three factors sustain Live Oak demand: military employment at JBSA installations (driving the 30-35% military household base), The Forum retail corridor (creating jobs and lifestyle amenity value), and I-35 North access (connecting to downtown San Antonio in 20 minutes and Austin in 60 minutes).
Commission and Agent Economics
| Commission Metric | Live Oak TX | Bexar County | SA Metro |
|---|---|---|---|
| Avg. Commission Rate | 5.18% | 5.15% | 5.1% |
| Agent-Side Commission | 2.59% | 2.58% | 2.55% |
| Commission per Transaction | $7,382 | $7,693 | $7,781 |
| Licensed Agents (Area) | 55 | — | — |
| Agents Closing 6+/Year | 8 (15%) | — | 25% |
According to SABOR commission data, Live Oak's $7,382 median per-side commission is competitive within the northeast corridor. The 55 licensed agents with only 8 (15%) closing 6 or more annually represent the lowest active-agent competition rate in the northeast corridor — a significant opportunity for agents committed to systematic farming, according to competitive analysis.
| Farming Scenario | Monthly Investment | Est. Deals | Annual GCI |
|---|---|---|---|
| Starter (300 homes) | $500 | 2-4 | $14,764-$29,528 |
| Growth (600 homes) | $900 | 5-9 | $36,910-$66,438 |
| Dominant (1,200 homes) | $1,400 | 10-16 | $73,820-$118,112 |
According to farming ROI modeling, the dominant-level scenario (10-16 annual deals) represents 5.5-8.9% of Live Oak's total transactions — achievable market share for a committed farming agent in a low-competition environment. US Tech Automations farming analytics track cost-per-lead and cost-per-closing by channel, enabling agents to optimize their investment allocation monthly.
Inventory and Supply Analysis
| Inventory Metric | Live Oak TX | Northeast SA Avg. | SA Metro |
|---|---|---|---|
| Active Listings | 38 | — | — |
| Months of Supply | 2.3 | 2.8 | 3.2 |
| New Listings/Month | 18 | — | — |
| Absorption Rate | 58% | 48% | 45% |
| Expired/Withdrawn Rate | 7% | 10% | 12% |
According to SABOR inventory data, Live Oak's 2.3 months of supply confirms seller-market conditions. The 58% absorption rate — meaning 58% of new listings go under contract within 30 days — exceeds the metro average by 13 percentage points, indicating that properly priced Live Oak homes sell reliably and quickly, according to supply-demand analysis.
How much inventory is available in Live Oak TX? According to SABOR data, only 38 active listings serve Live Oak's 16,500 residents — one available home per 434 people. This ratio is tighter than the northeast corridor average and signals that listing generation, not buyer cultivation, is the primary farming strategy for Live Oak agents, according to inventory ratio analysis.
According to construction permit data from the City of Live Oak, limited infill development (approximately 15-20 new homes annually) means the supply constraint is structural rather than cyclical. Without significant new construction, inventory conditions depend entirely on resale activity — making homeowner outreach the critical farming activity.
Rental and Investment Market
| Metric | Live Oak TX | Bexar County | SA Metro |
|---|---|---|---|
| Median Monthly Rent | $1,400 | $1,350 | $1,350 |
| Rental Vacancy | 4.2% | 5.5% | 5.5% |
| Investor Share of Sales | 10% | 14% | 15% |
| Rent-to-Price Ratio | 0.59% | 0.54% | 0.53% |
According to rental analytics data, Live Oak's 4.2% vacancy rate and $1,400 median rent indicate stable rental demand — primarily driven by military personnel and The Forum retail employees seeking convenient housing. The 10% investor transaction share is below metro average, suggesting Live Oak is primarily an owner-occupant market with modest investment activity, according to investor analysis.
According to SABOR data, Live Oak's 7% expired/withdrawn listing rate — well below the metro average of 12% — indicates that agents who price Live Oak homes correctly achieve sales with high reliability. The low expiration rate signals market health and pricing accuracy among active listing agents.
USTA Platform Comparison for Live Oak
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo |
|---|---|---|---|---|
| Market Data Dashboards | Real-time SABOR integration | Basic MLS feed | Basic | No |
| Buyer Type Segmentation | Military/civilian/investor CRM | Basic tags | Basic tags | No |
| Farming Zone ROI Tracking | Per-zone analytics | No | No | No |
| VA Loan Pipeline Tools | Integrated military workflows | No | No | No |
| Automated Market Reports | Neighborhood-level data | Zip-code level | Zip-code level | No |
| Monthly Cost | $149–$399 | $499+ | $750+ | $395+ |
US Tech Automations delivers the market-data infrastructure that Live Oak farming demands. Real-time SABOR integration, buyer-type segmentation, and neighborhood-level market reports create the data-driven communication that positions agents as local market authorities.
How to Farm Live Oak TX Using Market Data
Lead with Forum-area property value data in your farming campaigns. According to appraisal data, the 18% premium near The Forum retail center is a compelling data point that captures homeowner attention — especially for owners who purchased before the retail development, according to valuation analysis.
Segment your CRM database by buyer type: military (30-35%), conventional (45%), FHA (15%), investor (10%). Each segment requires different messaging and service approaches — US Tech Automations automates this segmentation.
Create neighborhood-specific market reports for Olympia Hills, Forest Oaks, and Woodcrest. According to response data, neighborhood-level data outperforms generic city statistics by 3x in engagement metrics.
Track the sub-$225,000 segment as a market health indicator. According to inventory data, this segment's continued shrinkage signals appreciation pressure — communicate this upward pressure to homeowners considering selling.
Monitor The Forum area commercial tenant changes as a property value leading indicator. Major retailer additions or departures within the 1.2-million-square-foot center directly impact adjacent residential values, according to commercial-residential correlation data.
Develop VA loan expertise as a non-negotiable foundation. According to lending data, 30% of Live Oak transactions use VA financing — agents who cannot competently navigate VA requirements forfeit nearly one-third of the market.
Use SABOR's multiple-offer data (32% rate) in seller consultations. According to presentation analysis, sellers respond strongly to evidence that nearly one-third of Live Oak listings receive competitive offers — it builds confidence in pricing and timeline expectations.
Position Live Oak's $285,000 median against Schertz ($310,000) and Alamo Heights ($650,000+) in buyer marketing. The value comparison with retail amenity access drives buyer interest from higher-cost communities.
Launch your farming campaign with a "Live Oak Market Data Report" establishing your analytical credibility. According to content marketing data, agents who lead with data are perceived as 3x more authoritative than agents who lead with personal branding alone.
Property Tax Analysis
| Taxing Entity | Rate per $100 | Annual Tax on $285,000 Home |
|---|---|---|
| City of Live Oak | $0.4200 | $1,197 |
| Bexar County | $0.2460 | $701 |
| Judson ISD | $1.2300 | $3,506 |
| Alamo Community College | $0.1490 | $425 |
| University Health | $0.2376 | $677 |
| Total Effective Rate | $2.28 | $6,506 |
According to Bexar County Tax Assessor records, Live Oak's $2.28 effective rate produces a $6,506 annual burden — competitive within the northeast corridor and lower than many San Antonio neighborhoods with comparable services. Judson ISD's $1.23 rate is the largest component, consistent across all Judson-served communities, according to tax comparison data.
Frequently Asked Questions
What is the median home price in Live Oak TX?
According to SABOR data, Live Oak's median home price is approximately $285,000, with 4.2% year-over-year appreciation — positioned between Converse ($275,000) and Schertz ($310,000) in the northeast Bexar County market.
How many homes sell in Live Oak TX annually?
According to SABOR transaction data, Live Oak averages approximately 180 residential sales per year — strong volume for a 5.2-square-mile community of 16,500 residents.
Is Live Oak TX a seller's market?
According to SABOR data, Live Oak is firmly in seller's market territory with 2.3 months of supply (well below the 4-month balanced threshold), 26-day average DOM, and a 32% multiple-offer rate.
What drives Live Oak property values?
According to economic analysis, Live Oak property values are driven by three factors: proximity to JBSA military installations (employment stability), The Forum at Olympia Parkway retail corridor (lifestyle amenity), and I-35 North access (commute convenience to San Antonio and Austin).
How competitive is real estate in Live Oak for agents?
According to TREC data, only 55 licensed agents serve the Live Oak area, with just 8 (15%) closing 6 or more deals annually — the lowest active-competition rate in the northeast San Antonio corridor.
What percentage of Live Oak buyers use VA loans?
According to mortgage origination data, approximately 30% of Live Oak purchase transactions use VA financing, reflecting the 30-35% military-connected household base driven by proximity to JBSA-Randolph and JBSA-Fort Sam Houston.
How does Live Oak compare to nearby Selma TX?
According to SABOR comparative data, Live Oak offers lower prices ($285,000 vs. $295,000), higher transaction volume (180 vs. 85 annually), and a more established housing stock — while Selma offers newer construction and faster growth rates.
What is the best neighborhood to farm in Live Oak?
According to SABOR neighborhood data, Olympia Hills offers the highest transaction volume (35 annually) and strongest prices ($310,000 median), while South Live Oak provides entry-level farming at $245,000 with strong first-time buyer demand.
What automation tools work best for Live Oak farming?
According to farming ROI analysis, platforms like US Tech Automations that provide market data dashboards, buyer-type CRM segmentation, and automated neighborhood reports deliver measurable farming advantages in data-responsive markets like Live Oak.
Is Live Oak a good area for real estate investment?
According to investment analysis, Live Oak's 4.2% appreciation rate, strong rental demand from military tenants, and retail amenity growth support both buy-and-hold and value-add investment strategies — particularly in the older South Live Oak and Oak Park neighborhoods.
Conclusion: Live Oak's Data-Driven Farming Opportunity
Live Oak's combination of moderate transaction volume (180 annually), competitive pricing ($285,000 median), and minimal agent competition (15% closing 6+/year) creates a farming environment where data-driven strategy outperforms relationship-only approaches. The Forum retail corridor's continued evolution adds a commercial development catalyst that most bedroom communities lack.
The 30-35% military household base introduces predictable demand patterns that systematic agents can capture, while the 58% owner-occupancy rate provides the community stability that makes long-term farming investments compound over time.
US Tech Automations provides the market data dashboards, CRM segmentation tools, and automated reporting that transforms Live Oak's market fundamentals into a systematic farming operation. Start farming Live Oak's data-driven opportunity today.
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Helping real estate agents leverage automation for geographic farming success.
