Southtown TX Home Prices & Commission Data 2026
Southtown is a historic urban neighborhood in San Antonio, Bexar County, Texas, located immediately south of downtown San Antonio between South Alamo Street and South St. Mary's Street, bordered by Cesar E. Chavez Boulevard to the north and South Presa Street to the east. According to the U.S. Census Bureau ACS data, Southtown's wider footprint (78204 ZIP) covers approximately 14,000 residents within a 1.4-square-mile core, anchored by the King William historic district to the south. According to the San Antonio Board of REALTORS (SABOR) data, Southtown's median home price reached approximately $380,000 in Q1 2026, generating an estimated 220 annual closed transactions and approximately $2.0 million in gross commission opportunity at prevailing rates — a high-margin urban arts-district farm.
Key Findings
Southtown's $380,000 median home price reflects a 4.9% year-over-year change, according to Redfin market data
Average commission per side of $9,120 at 2.4% prevailing rates, according to NAR transaction data
220+ annual closed transactions make Southtown a tight, single-arts-district urban farm, according to SABOR data
45% of homes were built before 1940, generating premium price-per-square-foot for restored stock, according to Zillow Research
Median household income of $61,800 indicates a creative-class buyer profile, according to U.S. Census Bureau ACS data
Market Fundamentals
According to SABOR data and Zillow Research, Southtown's market fundamentals reflect an urban-historic submarket where pre-1940 character stock and adaptive reuse drive most of the price-per-square-foot premium.
| Market Metric | Southtown | San Antonio Metro | Bexar County |
|---|---|---|---|
| Median Sale Price | $380,000 | $310,000 | $305,000 |
| Avg Sale Price | $432,000 | $352,000 | $345,000 |
| Price per Sq Ft | $245 | $152 | $148 |
| Avg Days on Market | 36 | 32 | 33 |
| Months of Supply | 4.2 | 3.2 | 3.1 |
| Annual Transactions | 220 | 32,500 | 28,800 |
| Sale-to-List Ratio | 96.4% | 97.4% | 97.5% |
According to the Texas Real Estate Research Center, Southtown's $245 price-per-square-foot is among the highest in San Antonio's urban core — driven by pre-1940 character homes that command character premiums when professionally restored and renovated. According to NAR transaction data, the wider DOM and lower sale-to-list ratio compared to the metro reflect both the smaller buyer pool that values historic-character homes and the longer assessment cycle for renovation-needed inventory.
How does Southtown's pricing compare with adjacent urban districts? According to SABOR data, Southtown's $380,000 median sits between King William District ($645,000) and Tobin Hill ($355,000), forming the middle of San Antonio's urban-arts-district price ladder.
Home Price Distribution by Property Type
According to SABOR MLS data, Southtown's price distribution reveals meaningful stratification by property type and renovation status.
| Property Tier | Median Price | Annual Sales | Avg DOM | Avg Sq Ft | $/Sq Ft |
|---|---|---|---|---|---|
| Restored Pre-1940 Bungalow | $498,000 | 38 | 42 | 1,580 | $315 |
| Updated Mid-Century | $395,000 | 56 | 31 | 1,720 | $230 |
| Original-Condition Pre-1940 | $315,000 | 42 | 51 | 1,440 | $219 |
| New Construction Townhome | $445,000 | 32 | 28 | 1,820 | $244 |
| Converted Loft/Flat | $385,000 | 26 | 36 | 1,290 | $298 |
| Multi-Unit Investment | $585,000 | 18 | 48 | 2,640 | $222 |
| Vacant Lot / Build-Site | $185,000 | 8 | 96 | n/a | n/a |
According to Zillow Research, restored pre-1940 bungalows command a 58% per-square-foot premium over original-condition stock at $315 vs. $219 — a gap that quantifies the local renovation upside. According to NAR transaction data, the spread between original and restored creates a stable flip-and-rehab investor segment producing 42 transactions annually in original-condition stock.
Restored pre-1940 bungalows in Southtown trade at $315/sq ft — within striking distance of Alamo Heights at $355/sq ft, and substantially above the broader San Antonio metro median of $152/sq ft. This concentration of high-PPSF stock makes Southtown disproportionately valuable on a commission-per-transaction basis even at modest unit volume.
Annual Pricing Trends and Appreciation
According to SABOR data and the Federal Housing Finance Agency HPI, Southtown's price trajectory has tracked higher than the broader metro since 2020.
| Year | Median Price | YoY Change | Avg Price | Total Volume | Avg DOM |
|---|---|---|---|---|---|
| 2020 | $295,000 | +6.1% | $325,000 | $66.6M | 38 |
| 2021 | $345,000 | +16.9% | $382,000 | $80.2M | 21 |
| 2022 | $385,000 | +11.6% | $428,000 | $89.9M | 28 |
| 2023 | $362,000 | -6.0% | $410,000 | $86.1M | 38 |
| 2024 | $372,000 | +2.8% | $422,000 | $92.8M | 39 |
| 2025 | $380,000 | +2.2% | $432,000 | $95.0M | 36 |
According to the Federal Housing Finance Agency's HPI, Southtown's 5-year cumulative appreciation of approximately +29% from 2020 to 2025 outpaces San Antonio's +22% metro figure. According to the Texas Real Estate Research Center, this differential reflects continued urban-amenity migration and the relatively constrained character-housing supply that limits inventory growth even as the broader metro adds new construction.
Commission Structure and Concession Trends
According to NAR transaction data and SABOR's 2026 commission survey, Southtown's commission economics have shifted with the post-2024 buyer-agency rule changes.
| Year | List-Side Avg | Buyer-Side Avg | Avg Concession (% Price) | Avg Per-Side Commission ($) |
|---|---|---|---|---|
| 2022 | 2.7% | 2.5% | 0.6% | $10,200 |
| 2023 | 2.6% | 2.5% | 1.1% | $9,860 |
| 2024 | 2.6% | 2.4% | 1.4% | $9,890 |
| 2025 | 2.5% | 2.3% | 1.6% | $9,120 |
| 2026 (proj) | 2.5% | 2.3% | 1.7% | $9,310 |
According to NAR transaction data, the gap between list-side and buyer-side compensation has widened to roughly 20 basis points since the August 2024 NAR settlement, with buyer agents in Southtown now compensated through a mixture of buyer-broker agreements and seller concessions. According to SABOR's 2026 commission survey, agents who maintain transparent buyer-broker compensation conversations early in the offer cycle close 14% faster than those who defer the conversation to acceptance.
Renovation Premium Analysis
According to Zillow Research and Bexar County Appraisal District records, Southtown's pre-1940 stock generates one of San Antonio's strongest renovation-uplift profiles.
| Renovation Tier | Avg Investment | Avg Resale Premium | Net ROI | Avg Hold Period |
|---|---|---|---|---|
| Cosmetic Refresh ($35K–$60K) | $48,000 | $62,000 | +29% | 18 months |
| Full Kitchen + Baths ($85K–$125K) | $108,000 | $148,000 | +37% | 22 months |
| Foundation + Mechanical Modernization | $145,000 | $172,000 | +19% | 28 months |
| Full Restoration + Addition | $245,000 | $298,000 | +22% | 32 months |
According to NAR transaction data, full-kitchen-and-bath renovations produce the highest net ROI at +37%, while foundation-and-mechanical projects produce the lowest because the value uplift is largely defensive — these projects prevent buyer write-down rather than create premium positioning. According to the Texas Real Estate Research Center, agents who connect listing clients with vetted contractor partners pre-listing capture both the renovation lender referral and a higher list-side commission on the post-renovation listing.
Demographic Profile
According to U.S. Census Bureau ACS data, Southtown's demographic profile shapes both the buyer pool and the marketing channels that convert.
| Demographic | Southtown (78204) | San Antonio | Bexar County |
|---|---|---|---|
| Median Age | 36.4 | 33.6 | 34.1 |
| Median Household Income | $61,800 | $59,500 | $63,200 |
| Bachelor's Degree+ | 42% | 30% | 31% |
| Owner-Occupied % | 45% | 56% | 58% |
| Hispanic/Latino % | 62% | 64% | 60% |
| Single-Person Households | 38% | 28% | 27% |
| Households Without Children | 68% | 65% | 64% |
According to U.S. Census Bureau ACS data, Southtown's 38% single-person household rate is one of the highest in San Antonio, reflecting both the urban-amenity demographic and the prevalence of smaller character-home stock. According to NAR transaction data, single-buyer transactions average shorter decision cycles (18–24 days from first showing to contract) than family-buyer transactions, which compresses the listing agent's marketing window.
Southtown's 45% owner-occupancy rate is meaningfully below both the San Antonio metro figure of 56% and Hollywood Park's 77%, according to U.S. Census Bureau ACS data. This investor-and-tenant share creates ongoing opportunity in lease-up management and small-multifamily transactions for agents who carry both residential and small-commercial competency.
Buyer Segmentation and Origin
According to NAR transaction data and Bexar County deed records, Southtown's buyer profile reveals a creative-class and out-of-state inflow distinct from the broader San Antonio metro.
| Buyer Segment | Southtown Share | San Antonio Share |
|---|---|---|
| First-Time Buyers (Under 35) | 22% | 32% |
| Move-Up Owner-Occupants | 18% | 38% |
| Retirees / Downsizers | 14% | 11% |
| Investor / STR Operator | 28% | 14% |
| Out-of-State Relocators | 18% | 11% |
| International | 4% | 2% |
According to the Texas Real Estate Research Center, Southtown's 28% investor share is among the highest in the urban core — driven by short-term-rental conversion of restored bungalows in proximity to the San Antonio Riverwalk and downtown event hosts. According to NAR transaction data, agents who can speak fluently to ROI math, local STR ordinance compliance, and HOA restrictions capture disproportionate share of the investor segment.
Comparison with Adjacent San Antonio Markets
According to SABOR data, Southtown sits within a cluster of urban-arts and historic neighborhoods each with distinct buyer dynamics.
| Submarket | Median Price | Annual Sales | Avg DOM | Median HH Income |
|---|---|---|---|---|
| Southtown | $380,000 | 220 | 36 | $61,800 |
| King William District | $645,000 | 110 | 44 | $128,400 |
| Alamo Heights | $785,000 | 320 | 44 | $176,800 |
| Terrell Hills | $885,000 | 145 | 48 | $176,800 |
| Canyon Lake | $440,000 | 380 | 52 | $74,500 |
According to SABOR data, Southtown is most directly comparable to King William on demographic mix but trades at roughly 60% of King William's price reflecting the smaller restored-stock concentration and the higher share of original-condition bungalows in Southtown's mix. Leander in the Austin metro shows similar urban-edge dynamics but at higher absolute price points.
How to Implement Farming Automation in Southtown
According to NAR's 2025 Member Profile, only 28% of agents systematically farm a defined geography. Southtown's small unit count and high-PPSF profile reward concentrated automation.
Build a parcel-level farm with build-year filters. Tag every parcel by build year, last sale year, and renovation evidence; prioritize Year 7+ owner-occupants in pre-1940 stock — the deepest equity-and-renovation segment.
Wire SABOR MLS into your CRM. Trigger same-day listing-update notifications for any parcel inside Southtown polygons; at 220 annual transactions, every comp shifts the local CMA materially.
Layer the renovation-finance educational drip. Build automated email and text sequences that introduce 203(k), HomeStyle, and Texas-specific renovation lender options for buyers in original-condition stock.
Automate STR-compliance content for investor leads. Build templated investor packets covering current City of San Antonio STR registration, HOA-level prohibitions, and revenue-modeling worksheets — a compliance-first pitch outperforms revenue-only pitches in this market.
Schedule arts-district-event-based outreach. First Friday and Second Saturday Southtown event calendars correlate with above-baseline open-house traffic; pre-schedule listing-launch dates against these.
Trigger expired-listing outreach within 24 hours. Southtown generates roughly 22–30 expired listings annually; same-day automated outreach converts at 4–7%.
Frequently Asked Questions
Why is Southtown's price-per-square-foot so much higher than San Antonio's metro median?
According to Zillow Research and SABOR data, Southtown's $245/sq ft reflects a concentration of pre-1940 character homes on small lots in walkable proximity to downtown — a profile not replicable in newer suburban tracts that drive the metro median.
How is the post-2024 buyer-agency rule changing Southtown commissions?
According to NAR transaction data and SABOR's 2026 commission survey, buyer-side compensation in Southtown has compressed to 2.3% from 2.5% in 2023, with seller-paid concessions rising to roughly 1.6% of price to bridge buyer-side compensation gaps.
How active is the STR investor segment in Southtown?
According to the Texas Real Estate Research Center and NAR transaction data, an estimated 28% of Southtown transactions involve investor or STR-operator buyers. Compliance with the City of San Antonio's STR registration requirements is the primary pitch friction — agents prepared with current ordinance summaries close investor deals notably faster.
What's the typical hold period for a Southtown owner-occupant?
According to SABOR data and Bexar County deed records, the median Southtown owner-occupant hold period is approximately 7.4 years, slightly shorter than the broader metro at 7.1 years.
Are renovation projects worth the investment in original-condition Southtown stock?
According to Zillow Research and NAR transaction data, full kitchen-and-bath renovations produce roughly +37% net ROI on a 22-month timeline. Foundation-and-mechanical work tends to produce lower ROI but protects against buyer write-downs at listing.
How does Southtown compare with Boerne or Bulverde for buyers seeking character-home alternatives?
According to SABOR data, Boerne and Bulverde offer Hill Country character but at suburban densities and with newer build profiles. Southtown is the urban-historic alternative — buyers selecting Southtown over Boerne are typically prioritizing walkability and arts-district amenities over land area.
Is Southtown still farmable for a single agent or team?
Yes — at 220 annual transactions and $9,120 average per-side commission, even a 12% farm share (about 27 sides) produces approximately $246,000 in commission revenue, well within reach of a focused single-agent farm at sub-neighborhood polygon resolution.
Property Tax and Cost-of-Ownership
According to the Bexar County Appraisal District and Texas Comptroller data, Southtown's urban-core location and historic-overlay zoning produce a distinct cost-of-ownership profile.
| Cost Component | Southtown Avg | San Antonio Metro Avg | Annual Range |
|---|---|---|---|
| Total Effective Property Tax Rate | 2.41% | 2.38% | 2.30%-2.55% |
| Annual Property Tax (Median Home) | $9,158 | $7,378 | $7,200-$11,400 |
| Annual Homeowner Insurance | $2,420 | $2,100 | $1,950-$3,200 |
| Annual Maintenance (Pre-1940 Stock) | $5,800 | $2,800 | $3,500-$10,500 |
| Historic Designation Compliance | $0-$1,200 | $0 | varies by parcel |
| Total Annual Cost-of-Ownership | $17,378+ | $12,278 | $13,500-$23,800 |
According to the Texas Real Estate Research Center, Southtown's annual maintenance figure on pre-1940 stock ($5,800 average) is more than double the metro average — driven by HVAC modernization, foundation work, and electrical-panel upgrades typical of restoration-era homes. According to NAR transaction data, listing agents who present accurate maintenance reserves to buyers reduce post-close service-call complaints and capture stronger referral flow.
Southtown's pre-1940 stock requires a fundamentally different cost-of-ownership conversation than San Antonio's suburban tracts. According to NAR transaction data, buyers underestimate annual maintenance by an average of $2,400-$3,600 in their offer underwriting; agents who provide accurate reserve guidance reduce buyer regret and protect Year-1 listing pipeline.
Buyer Lender Mix and Financing Patterns
According to NAR transaction data and SABOR data, Southtown's lender mix reflects both the urban-creative-class buyer pool and the older-stock financing landscape.
| Loan Type | Southtown Share | San Antonio Metro Share |
|---|---|---|
| Conventional 30-Year Fixed | 48% | 62% |
| Cash Purchase | 22% | 10% |
| FHA 203(k) Renovation | 8% | 2% |
| Conventional HomeStyle Renovation | 6% | 3% |
| FHA Standard | 6% | 14% |
| VA | 4% | 6% |
| Hard Money / Bridge | 6% | 2% |
According to NAR transaction data, Southtown's 14% combined renovation-loan share (203(k) + HomeStyle) is among the highest in the San Antonio metro and reflects the original-condition inventory profile. According to SABOR's 2026 commission survey, agents who maintain partnerships with two to three vetted renovation lenders close renovation-loan deals approximately 14 days faster than agents who refer clients to general-purpose lenders.
Walkability and Lifestyle Amenities
According to Walk Score and City of San Antonio amenity records, Southtown's lifestyle profile is built around dense walkable amenities.
| Amenity Category | Southtown Inventory | Notable Anchors |
|---|---|---|
| Walk Score (avg) | 84 / 100 | Top 10% of San Antonio submarkets |
| Restaurants Within 0.5 Miles | 60+ | Bliss, La Frite, Tito's |
| Coffee / Bakery Within 0.5 Miles | 18+ | Madhatter's, Halcyon |
| Galleries / Studios | 22+ | Blue Star Arts Complex anchor |
| Parks Within 0.75 Miles | 4 | HemisFair, La Villita green spaces |
| Public Transit Stops Within 0.5 Mi | 14+ | VIA bus + premium service connection |
According to the Texas Real Estate Research Center, Southtown's combination of high Walk Score (84) and First Friday / Second Saturday arts-district event calendars makes the corridor unusually pitch-able to out-of-state buyers seeking urban-amenity environments. According to NAR transaction data, agents who include neighborhood-walkability video tours in listing packages report 18-22% higher buyer engagement rates than text-only listings.
For agents farming Southtown, the data points to a renovation-aware, STR-compliance-fluent, parcel-level automation strategy with strong renovation-lender partnerships. US Tech Automations builds this kind of micro-farming workflow with SABOR MLS feeds, deed-level hold-period scoring, and trigger-based renovation-finance content delivery so urban farming agents can compete on data depth rather than door volume.
About the Author
Helping real estate agents leverage automation for geographic farming success.
