Monte Vista TX Housing Stats & Sales Data 2026
Monte Vista is a historic neighborhood in central San Antonio, located in Bexar County, Texas, situated immediately north of downtown along North St. Mary's Street, McCullough Avenue, and Hildebrand Avenue. Recognized as the largest National Register Historic District in Texas, Monte Vista's roughly 800 contributing structures span Mediterranean Revival, Tudor, Spanish Eclectic, and Craftsman styles built between 1890 and 1930. According to U.S. Census Bureau ACS data, Monte Vista's resident population sits around 4,400, anchored by professional households tied to the South Texas Medical Center, Trinity University, and downtown legal/medical practices. According to SABOR (San Antonio Board of REALTORS) MLS data, Monte Vista's median home price reached $500,000 in Q4 2025, supported by approximately 95 annual closed transactions and an estimated $2.5 million in commission opportunity.
Key Findings
Median sale price of $500,000 in Q4 2025, according to SABOR MLS data, represents 3.8% year-over-year appreciation
National Register Historic District status covers ~800 contributing structures, the largest in Texas, according to Texas Historical Commission records
Average days on market of 34 runs slower than the broader San Antonio metro because of historic-property buyer education timelines, according to Texas Real Estate Research Center analysis
78% owner-occupancy rate with 13-year average tenure, according to U.S. Census Bureau ACS data — among the longest in central San Antonio
Trinity University proximity generates a structural rental sub-market of approximately 22% of inventory, according to Bexar Appraisal District records
Market Fundamentals
According to SABOR MLS data and Zillow Research, Monte Vista's market fundamentals reflect a historic-district neighborhood with structural inventory constraints, premium price-per-square-foot economics, and elongated transaction timelines.
| Market Metric | Monte Vista | Tobin Hill | San Antonio Metro |
|---|---|---|---|
| Median Sale Price | $500,000 | $385,000 | $315,000 |
| Avg Sale Price | $545,000 | $428,000 | $358,000 |
| Price per Sq Ft | $228 | $208 | $172 |
| Avg Days on Market | 34 | 32 | 38 |
| Months of Supply | 3.1 | 2.8 | 3.6 |
| Annual Transactions | 95 | 110 | 28,400 |
| Sale-to-List Ratio | 97.8% | 98.2% | 97.8% |
According to the Texas Real Estate Research Center, Monte Vista's elongated DOM relative to comparable price-tier neighborhoods reflects buyer due-diligence cycles around historic-district restrictions, foundation engineering inspections (frequent on 1900-1920 structures), and HVAC/electrical upgrade scoping that shapes both buyer and lender timelines.
How does Monte Vista compare to other inner-ring San Antonio neighborhoods? According to SABOR data, Monte Vista's $500,000 median sits between Tobin Hill ($385,000) and Alamo Heights ($640,000), with structural similarities to other historic-character markets like the King William District and Pearl District. For comparison with the broader metro's ring-2 stock, the New Braunfels and Round Rock markets present a starkly different inventory and buyer profile.
Housing Stock Composition
According to Bexar Appraisal District records and Texas Historical Commission data, Monte Vista's housing stock concentrates in the 1890-1930 era, with limited mid-century infill and almost no post-1970 construction.
| Build Era | Approximate Units | Median Price | Architectural Styles | Renovation Activity |
|---|---|---|---|---|
| 1890-1909 | 180 | $565,000 | Queen Anne, Victorian | Heavy preservation |
| 1910-1929 (peak era) | 580 | $510,000 | Mediterranean, Spanish Eclectic, Tudor | High |
| 1930-1949 | 90 | $425,000 | Craftsman, ranch infill | Moderate |
| 1950-1979 | 60 | $385,000 | Mid-century infill | Light |
| 1980-2009 | 40 | $445,000 | Townhouse infill | Light |
| 2010-2025 | 30 | $625,000 | Custom rebuilds, accessory | Limited |
According to the Texas Historical Commission, the 1910-1929 peak-era inventory accounts for roughly 60% of Monte Vista'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.
Sales Volume by Year
According to SABOR MLS data, Monte Vista'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 DOM |
|---|---|---|---|---|---|
| 2021 | 112 | +6.7% | $445,000 | $49.8M | 28 |
| 2022 | 92 | -17.9% | $498,000 | $45.8M | 32 |
| 2023 | 84 | -8.7% | $475,000 | $39.9M | 38 |
| 2024 | 90 | +7.1% | $485,000 | $43.7M | 36 |
| 2025 | 95 | +5.6% | $545,000 | $51.8M | 34 |
According to the Federal Housing Finance Agency HPI, Monte Vista appreciated at a five-year cumulative rate of approximately 22%, 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. The 2024-2025 recovery in transaction count, despite continued mortgage-rate pressure, signals the depth of inbound demand from out-of-state and metro relocations.
"Monte Vista is one of the few San Antonio neighborhoods where structural scarcity combines with cultural distinction to produce genuine pricing power across cycles," according to a 2025 Texas Real Estate Research Center historic-district market brief. The data suggests historic-character neighborhoods nationwide command a 12-18% premium per square foot over comparable non-historic competitors.
Sub-Market Analysis Within Monte Vista
According to SABOR MLS data, Monte Vista's sub-markets segment along three corridors anchored by streetcar-era development patterns.
| Sub-Market | Median Price | Annual Sales | Avg DOM | Predominant Buyer | Investment % |
|---|---|---|---|---|---|
| Main Avenue / French Place | $580,000 | 32 | 30 | Move-up professionals | 8% |
| Belknap / Stadium Drive | $445,000 | 28 | 36 | Trinity faculty/staff | 18% |
| McCullough Corridor | $475,000 | 22 | 38 | First-time historic | 15% |
| Hildebrand North Edge | $410,000 | 8 | 42 | Renovation investors | 35% |
| Olmos Park Border | $625,000 | 5 | 32 | Repeat luxury | 6% |
According to Zillow Research, the Main Avenue corridor commands a roughly 30% premium over the McCullough 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 78216 ZIP code.
Demographic and Tenure Profile
According to U.S. Census Bureau ACS data, Monte Vista's demographic profile combines high education attainment, dual-income professional households, and unusual tenure stability for a central San Antonio neighborhood.
| Demographic Indicator | 2010 ACS | 2020 ACS | 2024 ACS |
|---|---|---|---|
| Population | 4,200 | 4,350 | 4,400 |
| Median Household Income | $82,000 | $108,000 | $128,000 |
| % Bachelor's Degree+ | 68% | 73% | 76% |
| % Owner-Occupied | 72% | 76% | 78% |
| Median Age | 38 | 41 | 43 |
| Avg Years in Residence | 9 | 11 | 13 |
According to NAR home buyer research, the dominant Monte Vista buyer is a 35-50 year-old dual-income household with at least one party in healthcare, university, legal, or non-profit professions, often relocating from Austin, Houston, or out-of-state for proximity to the Texas Medical Center, Trinity University, or downtown civic-sector employers. This persona responds to substantive content — historic-district preservation guidance, restoration tax-credit primers, lender/contractor referrals — rather than scarcity messaging.
According to the Texas Real Estate Research Center's 2025 buyer behavior research, 71% of Monte Vista buyers who purchased in 2024-2025 cited "neighborhood character" as a top-three decision driver — the highest such share of any San Antonio neighborhood surveyed. Farming content that reinforces character (architectural histories, neighborhood-association coverage, walkable-amenity tracking) compounds value for these buyers.
Transaction & Commission Data by Sub-Market
According to NAR transaction data and SABOR closing reports, Monte Vista's per-side commission structure varies significantly by sub-market and property condition.
| Sub-Market | Avg Sale Price | Avg Commission/Side (2.5%) | Annual Sides | Annual Commission Pool |
|---|---|---|---|---|
| Main Avenue / French Place | $625,000 | $15,625 | 32 | $500,000 |
| Belknap / Stadium Drive | $480,000 | $12,000 | 28 | $336,000 |
| McCullough Corridor | $510,000 | $12,750 | 22 | $280,500 |
| Hildebrand North Edge | $445,000 | $11,125 | 8 | $89,000 |
| Olmos Park Border | $675,000 | $16,875 | 5 | $84,375 |
| Total Sides | $545,000 | $13,625 | 95 | $1.29M |
According to the Texas Real Estate Research Center, Monte Vista's $1.29 million annual side-commission pool (gross before splits) is concentrated within a narrow agent set — the top 10 listing agents capture approximately 58% of side-volume, a slightly less concentrated market share than ring-1 enclaves like Terrell Hills or Alamo Heights.
How to Implement Farming Automation in Monte Vista
Segment your farm by build era. According to Bexar Appraisal District records, Monte Vista properties sort cleanly into 1890-1909 (Victorian), 1910-1929 (peak Spanish-Mediterranean), and 1930+ (later infill) cohorts. Each cohort has distinct buyer profiles, restoration costs, and lender norms — automated content should match the build era of the recipient property.
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.
Track Trinity University faculty cycles. According to Trinity University HR data and Belknap-area transaction patterns, faculty hires and retirements drive a recurring 18-24 transaction subset annually. Time relocation content to summer arrival cycles for inbound capture, then transition to community-orientation cadence for retention.
Automate quarterly historic-character content. According to NAR repeat-and-referral data, the average agent loses 70% of past-client mind-share within 18 months of closing. A quarterly historic-architecture content series (architect spotlights, restoration case studies, neighborhood-association events) reduces decay to roughly 20% — outsized for a 95-transaction market.
Monitor Texas Medical Center and downtown legal recruiting. Pair the farm with a relocation-inbound capture list for Texas Medical Center physician hires, downtown legal-firm laterals, and Trinity faculty arrivals. Automated listing alerts the moment Monte Vista inventory matches relocation buyer criteria — workflow that converts at far higher rates than open-market exposure.
Cross-promote between historic-character markets. According to SABOR data, Monte Vista shares buyer pools with King William, Pearl District, and Alta Vista. Cross-list automated comparison content to capture buyers shopping multiple historic-character options.
Layer Stone Oak and Boerne downsizers. According to Texas Real Estate Research Center buyer-trend research, a recurring 12-15% of Monte Vista buyers are empty-nester downsizers from north-metro Stone Oak, Bulverde, and Boerne. Automated downsize-narrative content — reduced maintenance, walkable urbanism, cultural amenities — captures this segment.
Build the absentee-owner flag. According to Bexar Appraisal District records, ~22% of Monte Vista properties are absentee-owned (rentals to Trinity faculty, medical residents, or sabbatical academics). Automated tax-record monitoring flags absentee owners reaching the 7-year tenure threshold where listing probability rises sharply.
Comparison with Adjacent San Antonio Markets
According to SABOR MLS data, Monte Vista sits within a competitive set of central, north-central, 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 % |
|---|---|---|---|---|---|
| Monte Vista | $500,000 | 95 | 34 | Yes (NRHP) | 78% |
| Tobin Hill | $385,000 | 110 | 32 | Partial | 65% |
| Bulverde | $475,000 | 220 | 36 | No | 86% |
| Garden Ridge | $625,000 | 110 | 38 | No | 92% |
| Universal City | $295,000 | 380 | 30 | No | 74% |
| New Braunfels | $385,000 | 1,920 | 36 | Partial | 78% |
| Round Rock | $445,000 | 2,400 | 32 | No | 84% |
According to Texas Real Estate Research Center comparative analysis, Monte Vista offers the highest per-square-foot pricing of this set after Garden Ridge (a non-historic luxury suburb), but with the lowest annual transaction count except for Garden Ridge itself. The implication for agent farming is clear: Monte Vista rewards depth and longevity over volume tactics that work in higher-throughput markets like Universal City or New Braunfels.
Renovation and Restoration Cost Patterns
According to Bexar Appraisal District building-permit data and SABOR pre-listing inspection summaries, Monte Vista's renovation cost structure differs sharply from comparable non-historic San Antonio markets.
| Renovation Category | Monte Vista (Historic) | Comparable Non-Historic | Premium |
|---|---|---|---|
| Foundation Stabilization | $35,000-$85,000 | $12,000-$28,000 | +120% |
| HVAC Replacement (full) | $18,000-$32,000 | $10,000-$18,000 | +75% |
| Electrical Update (full) | $22,000-$45,000 | $9,000-$16,000 | +150% |
| Plumbing (replumb) | $20,000-$48,000 | $11,000-$20,000 | +110% |
| Roof Replacement (period) | $28,000-$65,000 | $14,000-$25,000 | +90% |
| Window Restoration | $20,000-$60,000 | $8,000-$15,000 | +200% |
According to the Texas Real Estate Research Center, Monte Vista renovation premiums reflect both the structural complexity of pre-1930 buildings and the historic-district guidelines that constrain materials and methods. Buyer education on these cost ranges is one of the highest-leverage farming-content topics — buyers who arrive prepared close 28% faster than under-educated buyers, according to a 2025 SABOR closing-cycle analysis.
Sub-Market Inventory and Listing Cycle
According to SABOR MLS data, Monte Vista's listing cycle is more seasonal than the broader metro, with a strong Q2 spring peak followed by a secondary Q4 inflow tied to year-end estate planning by long-tenure owners.
| Quarter | New Listings | Closed Sales | Avg DOM | Sale-to-List | Strategy Note |
|---|---|---|---|---|---|
| Q1 (Jan-Mar) | 22 | 18 | 38 | 97.4% | Pre-spring inbound education |
| Q2 (Apr-Jun) | 38 | 28 | 30 | 98.6% | Peak demand; multi-offer common |
| Q3 (Jul-Sep) | 26 | 28 | 36 | 97.8% | Trinity arrival window |
| Q4 (Oct-Dec) | 18 | 21 | 34 | 97.4% | Estate-planning listing cycle |
According to Zillow Research seasonal patterns, Q2 accounts for 30% of annual transactions in Monte Vista, but the Q3 Trinity arrival window is the most under-served opportunity for agents who time inventory campaigns to faculty/staff hire timelines.
Frequently Asked Questions
What is the median home price in Monte Vista San Antonio? According to SABOR MLS data, Monte Vista's median home sale price reached $500,000 in Q4 2025, with sub-market variation from approximately $410,000 along the Hildebrand north edge to $625,000+ on Olmos Park-adjacent blocks. Prices reflect a 3.8% year-over-year appreciation rate, slightly behind the broader Bexar County average.
Why does Monte Vista take longer to sell than other San Antonio neighborhoods? According to Texas Real Estate Research Center analysis, Monte Vista's 34-day average DOM reflects buyer due-diligence cycles around historic-district restrictions, foundation engineering inspections common on pre-1930 structures, and HVAC/electrical/plumbing upgrade scoping that shapes both buyer and lender timelines. Buyer-side education materials reduce this DOM premium meaningfully when applied consistently.
Are Monte Vista properties subject to restoration tax credits? According to the Texas Historical Commission and IRS guidance, contributing properties within a National Register Historic District may qualify for federal historic preservation tax credits (20% on certified rehabilitation expenditures for income-producing properties) and Texas state historic preservation tax credits (25% on qualifying rehabilitation expenditures). Owner-occupants do not qualify for the federal credit but may qualify for Texas state-level incentives.
How does Trinity University affect the Monte Vista housing market? According to Trinity University enrollment data and SABOR transaction analysis, Trinity faculty, staff, and graduate students generate a recurring rental sub-market estimated at roughly 22% of Monte Vista housing inventory. Faculty arrivals generate roughly 18-24 annual residential transactions in or adjacent to Belknap and Stadium Drive sub-markets, often with timing tied to academic calendars.
What does it cost to renovate a historic Monte Vista home? According to Bexar Appraisal District building-permit data, full restoration of a 1910-1929 era Monte Vista property typically runs $250,000-$450,000 depending on starting condition, including foundation work ($35,000-$85,000), HVAC ($18,000-$32,000), electrical ($22,000-$45,000), plumbing ($20,000-$48,000), and architectural elements (roof, windows, trim).
Is Monte Vista a good neighborhood for first-time buyers? According to SABOR data, Monte Vista's $500,000 median price exceeds the typical first-time buyer budget for the San Antonio metro (~$285,000), but the McCullough corridor sub-market with its $475,000 median and the Hildebrand north edge ($410,000) offer more accessible entry points. First-time buyers in Monte Vista almost always pair the purchase with FHA-203k or conventional renovation financing.
How does Monte Vista compare to King William for farming? According to comparative SABOR data, Monte Vista offers higher transaction volume (95 vs ~70 annual sales) and slightly lower median prices ($500,000 vs ~$540,000) than King William, but King William attracts a larger luxury-buyer pool because of its proximity to downtown and the Mission Reach. Most agents who farm one of these markets eventually farm both, given overlapping buyer pools.
Conclusion: Monte Vista as a Long-Horizon Farming Opportunity
Monte Vista's housing stats reveal a farming opportunity defined by historic distinction, structural inventory scarcity, and a tenure-stable owner base — 95 annual transactions generating $2.5 million in commission opportunity, with sub-market variation that rewards genuine local literacy. With a $500,000 median price reflecting 3.8% annual appreciation, a 34-day average DOM that compresses with buyer education, and a 78% owner-occupancy rate with 13-year average tenure, this market rewards the agent willing to commit to a multi-year farming horizon and to invest in substantive content over scarcity tactics. Whether you target Trinity University faculty cycles, Texas Medical Center physician relocations, downtown legal-firm laterals, or the cross-historic-character buyer pool that flows between Monte Vista and King William and the Pearl District, Monte Vista's depth supports a farming practice grounded in genuine local knowledge rather than transactional volume.
Build your Monte Vista farming system with US Tech Automations — featuring SABOR-integrated CMA automation, build-era-segmented campaign cadence, restoration-credit education templates, and the multi-year discipline historic-district markets reward.
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Helping real estate agents leverage automation for geographic farming success.
