Schertz TX Housing Stats & Sales Data 2026
Schertz is an incorporated city spanning Guadalupe County, Bexar County, and Comal County in central Texas, located along the Interstate 35 corridor approximately 18 miles northeast of downtown San Antonio. Known as a family-affordable suburb anchored by Randolph Air Force Base and the Schertz-Cibolo-Universal City ISD, the city supports a population of approximately 42,000 residents according to the U.S. Census Bureau. Schertz occupies a strategic position between San Antonio and Austin, giving it access to two major employment centers and positioning it as a prime geographic farming market for agents who understand I-35 corridor dynamics.
Key Takeaways:
Annual transaction volume of 820+ closings generates a total commission pool exceeding $36 million
Median home price of $315,000 with an average days on market of 28, indicating a seller-favorable environment
Housing inventory remains tight at 2.8 months of supply, well below the 6-month balanced market threshold
Absorption rate of 82% means new listings sell within their first listing period
US Tech Automations helps farming agents track inventory fluctuations in real time, deploying targeted campaigns when supply-demand imbalances create listing opportunities
Housing Inventory & Sales
How tight is the Schertz housing market? According to the San Antonio Board of REALTORS (SABOR), Schertz maintains one of the lowest inventory levels in the northeastern San Antonio corridor. The supply-demand imbalance creates urgency for both buyers and sellers, directly impacting farming strategy.
| Inventory Metric | Schertz | SA Metro | National |
|---|---|---|---|
| Active Listings (avg) | 185 | 8,200 | N/A |
| Months of Supply | 2.8 | 3.8 | 4.1 |
| Absorption Rate | 82% | 68% | 62% |
| New Listings/Month | 72 | 3,100 | N/A |
| Pending/Active Ratio | 1.4:1 | 1.1:1 | 0.9:1 |
According to Redfin market data, Schertz's pending-to-active ratio of 1.4:1 indicates that homes are going under contract faster than new listings appear, creating a persistent inventory deficit. This dynamic favors farming agents who can identify pre-market sellers before competing agents.
According to SABOR MLS records, Schertz averaged just 2.8 months of inventory throughout 2025, making it the third-tightest housing market in the San Antonio metro behind Cibolo (2.5 months) and Live Oak (2.6 months).
What does the sales velocity look like in Schertz? According to SABOR transaction data, the 820+ annual closings distribute across a clear seasonal pattern that informs farming campaign timing.
| Month | Avg Closings | Avg Price | DOM | Inventory Level |
|---|---|---|---|---|
| January | 48 | $305,000 | 35 | 2.2 months |
| February | 52 | $308,000 | 32 | 2.4 months |
| March | 68 | $312,000 | 28 | 2.6 months |
| April | 82 | $318,000 | 24 | 2.8 months |
| May | 95 | $325,000 | 22 | 3.0 months |
| June | 98 | $328,000 | 20 | 3.2 months |
| July | 88 | $322,000 | 25 | 3.1 months |
| August | 85 | $320,000 | 26 | 3.0 months |
| September | 72 | $315,000 | 29 | 2.9 months |
| October | 65 | $310,000 | 31 | 2.7 months |
| November | 55 | $308,000 | 34 | 2.5 months |
| December | 42 | $302,000 | 38 | 2.3 months |
According to the Texas Real Estate Research Center, Schertz's year-round sales activity with minimal seasonal dips reflects the constant military relocation cycle from Randolph AFB, which sustains baseline demand even during traditionally slower months.
Sales Distribution by Property Type
Not all housing types perform equally in Schertz. According to SABOR MLS records, single-family detached homes dominate but other segments contribute meaningful volume.
| Property Type | Annual Sales | Avg Price | Share of Market | DOM |
|---|---|---|---|---|
| Single-Family Detached | 680 | $328,000 | 83% | 26 |
| Townhome/Patio Home | 65 | $245,000 | 8% | 22 |
| New Construction | 55 | $355,000 | 7% | 18 |
| Condo/Duplex | 20 | $198,000 | 2% | 30 |
According to Guadalupe County building permit records, new construction completions have decreased 15% year-over-year as developable lots within Schertz city limits become scarce. This supply constraint is gradually pushing prices upward and reducing DOM across all property types.
Schertz agents who farm the townhome and patio home segment face significantly less competition, with only 8% of market share but some of the fastest-selling properties at 22 average DOM according to SABOR data.
Agents leveraging US Tech Automations can set up automated property-type filters that route townhome inquiries through specialized nurture sequences while simultaneously managing single-family farming campaigns, maximizing capture across all segments without additional manual effort.
Price Trends & Affordability
According to SABOR historical data, Schertz has maintained steady appreciation while preserving its identity as an affordable family market.
| Year | Median Price | YoY Change | Price/Sq Ft | Affordability Index |
|---|---|---|---|---|
| 2021 | $252,000 | +12.5% | $128 | 142 |
| 2022 | $285,000 | +13.1% | $145 | 128 |
| 2023 | $298,000 | +4.6% | $152 | 122 |
| 2024 | $308,000 | +3.4% | $157 | 118 |
| 2025 | $315,000 | +2.3% | $160 | 115 |
According to the National Association of REALTORS Affordability Index, Schertz maintains an affordability score of 115 (100 = median income can qualify for median-priced home), indicating the market remains accessible to typical buyers. This positions Schertz favorably against nearby markets.
How does Schertz compare to neighboring suburbs on price? According to Zillow Research, the pricing hierarchy along the I-35 corridor reveals where Schertz fits.
| Market | Median Price | Price/Sq Ft | vs Schertz |
|---|---|---|---|
| Schertz | $315,000 | $160 | Baseline |
| Cibolo | $335,000 | $168 | +6.3% |
| Universal City | $285,000 | $152 | -9.5% |
| Live Oak | $295,000 | $155 | -6.3% |
| Converse | $275,000 | $142 | -12.7% |
| Selma | $305,000 | $158 | -3.2% |
According to Redfin market analysis, Schertz occupies the middle tier of the I-35 corridor suburban market, offering more space and newer construction than Universal City and Converse while remaining more affordable than Cibolo's newest master-planned communities.
Mortgage Qualification Snapshot
Understanding buyer qualification thresholds helps farming agents tailor their messaging. According to Freddie Mac rate data and SABOR closing records.
| Purchase Price | Required Income (28% DTI) | Down Payment (5%) | Monthly PITI | Qualifying Buyers |
|---|---|---|---|---|
| $250,000 | $68,000 | $12,500 | $1,890 | 72% of Schertz HHs |
| $315,000 | $82,000 | $15,750 | $2,380 | 58% of Schertz HHs |
| $400,000 | $105,000 | $20,000 | $3,020 | 35% of Schertz HHs |
| $500,000 | $132,000 | $25,000 | $3,780 | 18% of Schertz HHs |
According to U.S. Census Bureau data, the median household income in Schertz is $85,000. According to NAR buyer qualification data, this means the typical Schertz household qualifies for homes up to approximately $340,000, aligning closely with the current median.
Randolph AFB & Military Housing Impact
How does Randolph Air Force Base affect Schertz housing demand? According to Joint Base San Antonio public affairs, Randolph AFB employs approximately 12,500 military and civilian personnel, many of whom live in Schertz due to proximity and school quality.
| Military Impact Factor | Value | Housing Effect |
|---|---|---|
| Annual PCS Moves (into area) | 1,200 | Sustained buy-side demand |
| Annual PCS Moves (out) | 1,100 | Consistent listing supply |
| VA Loan Share in Schertz | 32% | Below-market financing |
| BAH Rate (E-7 w/dependents) | $1,863/month | Supports $310K purchase |
| BAH Rate (O-4 w/dependents) | $2,241/month | Supports $375K purchase |
According to the Department of Defense Basic Allowance for Housing tables, current BAH rates for Randolph AFB personnel directly support purchases within Schertz's median price range. This creates a self-reinforcing demand cycle where military housing allowances effectively set a price floor.
According to SABOR transaction records, VA loans account for 32% of all Schertz closings, the highest concentration in the San Antonio metro. This military buyer prevalence creates unique farming opportunities for agents who understand VA loan parameters and PCS timing.
When do military moves create peak farming opportunities? According to Department of Defense PCS scheduling data, military move cycles follow predictable patterns.
| Period | Move Volume | Farming Action | Recommended Approach |
|---|---|---|---|
| Jan-Feb | Low (15%) | Pre-season prospecting | Mail/email to known departing |
| Mar-Apr | Rising (20%) | Active buyer outreach | Digital ads targeting inbound |
| May-Jul | Peak (40%) | Maximum deployment | All channels activated |
| Aug-Sep | Declining (15%) | Follow-up and nurture | CRM sequences |
| Oct-Dec | Low (10%) | Relationship building | Community events |
US Tech Automations enables agents to automate PCS-cycle campaigns, deploying targeted messaging to military families based on their expected rotation dates. The platform's CRM segments contacts by branch, rank, and anticipated move date, ensuring the right message reaches the right family at the right time.
Subdivision-Level Sales Performance
According to SABOR MLS data, Schertz's diverse subdivision landscape offers varying farming opportunities.
| Subdivision | Avg Price | Annual Sales | Turnover Rate | Avg Age | DOM |
|---|---|---|---|---|---|
| Scenic Hills | $295,000 | 82 | 9.2% | 18 yrs | 24 |
| Ashley Place | $288,000 | 65 | 8.5% | 15 yrs | 26 |
| Willow Bridge | $345,000 | 58 | 7.8% | 10 yrs | 28 |
| Savannah Heights | $372,000 | 48 | 7.2% | 6 yrs | 30 |
| The Crossvine | $395,000 | 42 | 8.1% | 4 yrs | 32 |
| Legacy | $325,000 | 55 | 7.5% | 12 yrs | 27 |
| Pebble Creek | $310,000 | 62 | 8.8% | 14 yrs | 25 |
| All Other | Various | 408 | Varies | Varies | 29 |
According to NAR Research, subdivisions with turnover rates above 7% and established homes (10+ years) present the strongest farming opportunities because homeowners have accumulated equity and may be considering lifestyle changes.
Which Schertz subdivisions have the highest listing potential? According to property tenure analysis from Guadalupe County Appraisal District records, homes owned for 7-12 years represent the highest-probability listing targets.
| Ownership Tenure | Share of Homes | Listing Probability | Farm Priority |
|---|---|---|---|
| 0-3 years | 28% | Very Low (2%) | Monitor only |
| 3-7 years | 25% | Low (5%) | Nurture |
| 7-12 years | 22% | Moderate (12%) | Active farming |
| 12-20 years | 15% | High (18%) | High priority |
| 20+ years | 10% | Moderate (8%) | Estate planning |
According to SABOR listing origin data, 62% of Schertz listings come from homeowners with 7-15 years of ownership who have accumulated 40-60% equity and are motivated by life events such as family growth, job changes, or retirement planning.
The US Tech Automations platform integrates property tenure data to automatically prioritize farming outreach. The AI identifies homeowners in the 7-12 year ownership window and increases touch frequency, while reducing spend on recently purchased homes unlikely to transact.
USTA vs Competitors: Inventory Tracking Comparison
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Real-Time Inventory Alerts | Yes | Delayed | No | No | No |
| DOM Tracking by Subdivision | Automated | Manual | No | No | No |
| Absorption Rate Analytics | Native | No | No | No | No |
| PCS Cycle Integration | Yes | No | No | No | No |
| Property Tenure Scoring | AI-Powered | No | No | No | No |
| Cost per Agent/Month | $149-299 | $499+ | $1,000+ | $395+ | $69+ |
| Seasonal Campaign Automation | Yes | Limited | No | Limited | No |
How to Build a Schertz Housing Market Farming Operation
Map Schertz's subdivision landscape. Download SABOR MLS data for all active subdivisions and create a comparison matrix showing turnover rate, average price, DOM, and agent competition level. According to NAR Research, data-driven farm selection produces 2.5x better results than gut-feel decisions.
Select your primary farm of 500-700 homes. Target 2-3 subdivisions with 8%+ turnover rates and moderate agent competition. According to SABOR production data, Scenic Hills, Ashley Place, and Pebble Creek offer the strongest combination of volume and opportunity in Schertz.
Build a comprehensive homeowner database. Pull records from Guadalupe County, Bexar County, and Comal County appraisal districts. Cross-reference with SABOR MLS for transaction history and ownership tenure. According to NAR best practices, complete databases with phone and email improve farming conversion by 3x.
Configure US Tech Automations inventory monitoring. Set up real-time alerts for new listings, price reductions, expired listings, and withdrawn properties within your farm. According to SABOR timing data, agents who contact expired listings within 24 hours secure 35% more listing appointments.
Segment your farm by property tenure. Separate homeowners into tenure buckets (0-3, 3-7, 7-12, 12+ years) and assign different touch frequencies and messaging strategies. According to NAR Research, tenure-based segmentation improves listing appointment rates by 45%.
Launch monthly inventory reports. Create subdivision-specific reports showing current active listings, pending sales, recent closings, and price trends. According to Zillow consumer research, homeowners who receive regular market intelligence from an agent are 4x more likely to list with that agent.
Develop VA loan expertise content. With 32% of Schertz transactions using VA financing, create educational content explaining VA loan benefits, entitlement amounts, and qualification criteria. According to NAR Military Relocation data, VA-savvy agents capture disproportionate market share in military communities.
Implement seasonal campaign triggers. Align marketing intensity with Schertz's seasonal patterns, increasing spend during March-June peak activity and maintaining presence during slower months. According to SABOR marketing studies, consistent presence during off-peak months generates 28% of annual listings.
Track absorption rate changes weekly. Monitor the ratio of new listings to pending/sold properties in your farm. According to Texas Real Estate Research Center methodology, rising absorption rates signal tightening inventory and optimal listing presentation timing.
Analyze competitive agent activity monthly. Review which agents are winning listings in your farm zone and assess their marketing strategies. According to NAR competitive analysis best practices, understanding competitor positioning reveals messaging gaps and differentiation opportunities.
Frequently Asked Questions
How many homes sell in Schertz TX each year?
Schertz recorded approximately 820 residential closings in 2025 according to SABOR MLS data. Transaction volume has grown steadily from 745 closings in 2023, reflecting continued population growth along the I-35 corridor.
What is the average days on market in Schertz TX?
Homes in Schertz spend an average of 28 days on market according to SABOR MLS records. This figure drops to 20-22 days during peak season (May-June) and extends to 35-38 days during the December-January slow period.
How much housing inventory is available in Schertz?
Schertz maintains approximately 2.8 months of housing inventory according to SABOR data, well below the 6-month threshold that indicates a balanced market. This tight supply favors sellers and creates urgency for farming agents to identify pre-market opportunities.
What percentage of Schertz sales use VA loans?
VA loans account for 32% of all Schertz closings according to SABOR transaction records, the highest rate in the San Antonio metro. This reflects the proximity to Randolph AFB and the large military population.
What is the median home price in Schertz TX?
The median home price in Schertz reached $315,000 in 2025 according to SABOR MLS data. This represents a 2.3% year-over-year increase and positions Schertz as a moderately priced suburb in the San Antonio metro.
Which Schertz subdivisions sell fastest?
Scenic Hills and Ashley Place lead in sales velocity with 24-26 average DOM and 8.5-9.2% annual turnover rates according to SABOR MLS records. Their combination of established homes and affordable pricing drives consistent demand.
How does Randolph AFB affect Schertz housing?
Randolph AFB generates approximately 1,200 incoming PCS moves annually according to JBSA data. The base creates sustained demand throughout the year, with peak activity during the May-July military move season.
Is Schertz a buyer's or seller's market?
Schertz is firmly a seller's market with 2.8 months of inventory, a pending-to-active ratio of 1.4:1, and an 82% absorption rate according to SABOR data. These metrics indicate demand significantly exceeds supply.
What property taxes apply in Schertz?
The effective property tax rate in Schertz averages 2.18% according to Guadalupe County tax records. This includes SCUC ISD school taxes, city taxes, and county assessments.
How does Schertz compare to Converse for farming?
Schertz offers higher price points ($315,000 vs $275,000 median), a better school district rating, and slightly higher per-transaction commission according to SABOR comparative data. Converse provides more affordable entry points and higher transaction volume per agent.
Conclusion: Capitalizing on Schertz's Inventory Dynamics
Schertz's persistent housing inventory shortage creates a market where farming agents who can identify and convert pre-market sellers hold an enormous advantage. With only 2.8 months of supply and an absorption rate exceeding 80%, every listing secured represents immediate value in a market where buyers outnumber available homes.
The strategic approach to Schertz farming requires combining deep subdivision knowledge with technology that tracks inventory changes in real time. US Tech Automations provides the automated intelligence infrastructure that transforms reactive agents into proactive market makers, alerting farming agents to listing opportunities before the broader market is aware. By leveraging AI-powered tenure scoring, PCS cycle automation, and real-time absorption rate analytics, agents can build dominant positions in Schertz's most productive subdivisions. Launch your Schertz farming operation today and turn the inventory shortage into your competitive advantage.
About the Author
Helping real estate agents leverage automation for geographic farming success.
