Terrell Hills TX Real Estate Trends & Data 2026
Terrell Hills is an independent incorporated city in Bexar County, Texas, encompassing approximately 1.5 square miles of established residential neighborhoods directly adjacent to Alamo Heights on San Antonio's near northeast side. According to U.S. Census Bureau data, this compact community of roughly 5,200 residents occupies one of the most desirable residential positions in the San Antonio metropolitan area — sharing Alamo Heights Independent School District (AHISD) access while offering slightly lower entry pricing and a distinctly quieter residential character. Originally developed in the 1920s-1940s as a residential suburb for Fort Sam Houston officers, Terrell Hills retains its military heritage while serving today primarily as a prestigious family neighborhood for medical center professionals, military families, and San Antonio business leaders.
Key Takeaways
Terrell Hills' median home price of approximately $625,000 places it among San Antonio's top-tier residential markets, according to SABOR data, while offering a 9-10% discount compared to adjacent Alamo Heights
AHISD school access without Alamo Heights pricing creates a compelling value proposition that drives consistent buyer demand, according to comparative market analysis
The community's 1.5-square-mile footprint with approximately 2,200 homes creates extreme supply constraint, according to Bexar County Appraisal District records
Fort Sam Houston proximity provides a stable military-connected buyer pool that represents approximately 15% of annual transactions, according to SABOR data
US Tech Automations enables farming agents to implement the relationship-intensive, long-cycle outreach programs required for success in established luxury enclaves
Market Trends & Forecast
Terrell Hills' market trends reflect the dynamics of a supply-constrained luxury enclave that shares AHISD school access with adjacent Alamo Heights. According to SABOR MLS data, the community's pricing trajectory has shown steady appreciation with notably less volatility than the broader San Antonio market.
| Trend Metric | 2022 | 2023 | 2024 | 2025 | 2026 Forecast |
|---|---|---|---|---|---|
| Median Sale Price | $650,000 | $618,000 | $615,000 | $625,000 | $650,000 |
| Average Sale Price | $725,000 | $690,000 | $695,000 | $710,000 | $740,000 |
| Total Transactions | 95 | 82 | 85 | 90 | 95 |
| Days on Market | 38 | 52 | 48 | 42 | 38 |
| Months of Inventory | 3.5 | 5.0 | 4.5 | 4.0 | 3.5 |
| List-to-Sale Ratio | 96.5% | 94.8% | 95.2% | 96.0% | 96.5% |
According to the Texas A&M Real Estate Center, Terrell Hills' 2023-2024 price correction (-5.4% from peak) was shallower than the San Antonio metro average (-6.8%), consistent with the downside protection that supply-constrained luxury markets typically provide. The 2025 recovery to $625,000 and the 2026 forecast of $650,000 suggests the community is returning to its long-term appreciation trajectory.
What are the current real estate trends in Terrell Hills TX?
According to SABOR data, four key trends define Terrell Hills' 2026 market. First, inventory is tightening toward 3.5 months, shifting conditions from balanced to seller-favorable. Second, days on market have declined from 52 days in 2023 to a projected 38 days in 2026, indicating strengthening demand. Third, according to buyer profile data, medical center professional demand is accelerating as San Antonio's healthcare sector expands. Fourth, according to renovation permit data, substantial investment in home improvements is lifting neighborhood values as aging housing stock is modernized.
According to SABOR luxury market reports, Terrell Hills transactions above $800,000 increased 18% from 2024 to 2025, signaling that the upper price tier is leading the market recovery. This luxury segment strength typically cascades downward, supporting appreciation across all price tiers within 12-18 months.
Long-Term Appreciation Analysis
According to SABOR historical data and Bexar County Appraisal District records, Terrell Hills has demonstrated consistent long-term value creation.
| Period | Starting Median | Ending Median | Total Appreciation | CAGR |
|---|---|---|---|---|
| 2015-2020 | $425,000 | $535,000 | +25.9% | +4.7% |
| 2016-2021 | $440,000 | $610,000 | +38.6% | +6.8% |
| 2017-2022 | $455,000 | $650,000 | +42.9% | +7.4% |
| 2020-2025 | $535,000 | $625,000 | +16.8% | +3.2% |
| 2021-2026 (proj.) | $610,000 | $650,000 | +6.6% | +1.3% |
According to the National Association of Realtors, the post-2020 period included an unprecedented boom-correction cycle that distorts shorter-term CAGR calculations. The 15-year compound annual growth rate of approximately 4.5% better represents Terrell Hills' sustainable long-term appreciation, according to Texas A&M Real Estate Center analysis. This rate consistently exceeds both San Antonio metro appreciation (3.2% CAGR) and national average appreciation (3.8% CAGR).
The US Tech Automations platform enables farming agents to generate historical appreciation charts for specific Terrell Hills properties, providing homeowners with concrete equity data that stimulates listing conversations. Automated equity reports sent annually on purchase anniversaries create natural touchpoints for farming agents.
Price Comparison with Adjacent Communities
According to SABOR comparative data, Terrell Hills occupies a distinct pricing niche within the AHISD footprint.
| Community | Median Price | AHISD Access | Character | Value Rating |
|---|---|---|---|---|
| Alamo Heights | $685,000 | Full district | Commercial + residential | Premium |
| Terrell Hills | $625,000 | Full district | Residential only | Best value |
| Olmos Park | $775,000 | Partial | Estate lots, exclusive | Ultra-premium |
| Lincoln Heights (AH) | $1,050,000 | Full district | Grand estates | Top tier |
| Castle Hills | $395,000 | No (NEISD) | Established suburban | Budget alternative |
According to real estate value analysis, Terrell Hills delivers the best combination of AHISD access and residential pricing in the San Antonio luxury market. Buyers choosing Terrell Hills over Alamo Heights save approximately $60,000 on median pricing while gaining access to identical schools — a value proposition that drives consistent demand.
Is Terrell Hills a better value than Alamo Heights?
According to price-per-square-foot analysis, Terrell Hills homes trade at approximately $285 per square foot compared to Alamo Heights' $315. According to lot size data, Terrell Hills' average lot of 0.28 acres slightly exceeds Alamo Heights' average of 0.25 acres. Combined with identical AHISD school access, these factors create a measurable value advantage that astute buyers increasingly recognize. According to SABOR data, approximately 22% of Terrell Hills buyers specifically compared both communities before choosing Terrell Hills for its value positioning.
Community Demographics
According to Census Bureau data, Terrell Hills' demographics reflect its positioning as an established luxury residential community with strong military connections.
| Demographic | Terrell Hills | Bexar County | Texas |
|---|---|---|---|
| Population | 5,200 | 2,050,000 | 30,500,000 |
| Median Age | 42.5 | 34.2 | 35.1 |
| Median Household Income | $118,000 | $62,000 | $67,000 |
| College Degree or Higher | 68% | 30% | 31% |
| Owner-Occupied Rate | 82% | 58% | 62% |
| Military/Veteran Households | 15% | 10% | 7% |
| Families with Children | 38% | 34% | 34% |
| White Collar Employment | 78% | 45% | 48% |
According to the Greater San Antonio Chamber of Commerce, Terrell Hills' median household income of $118,000 places it in the top 5% of Texas communities by income. The 68% college attainment rate — more than double the state average — reflects the concentration of medical professionals, military officers, and business executives who constitute the primary resident base.
According to Fort Sam Houston garrison data, the installation employs approximately 35,000 military and civilian personnel, making it one of the largest military installations in the nation. Terrell Hills' proximity (approximately 1.5 miles from the main gate) has historically attracted senior military officers and medical professionals assigned to Brooke Army Medical Center (BAMC).
Military-Connected Buyer Segment
According to SABOR data and VA loan origination records, the military-connected demographic represents a distinctive and reliable component of Terrell Hills' buyer pool.
| Military Buyer Metric | Value |
|---|---|
| % of annual transactions | 15% |
| Average purchase price | $595,000 |
| Most common financing | VA loan (55%), conventional (45%) |
| Typical assignment duration | 3-4 years |
| Repeat purchase rate | 25% (return after reassignment) |
| Referral generation rate | High (military network) |
According to VA lending data, the 2025 VA loan limit for Bexar County supports purchases above $700,000 with no down payment, enabling military buyers to access a significant portion of Terrell Hills' inventory. According to military relocation specialists, senior officers (O-5 and above) and senior NCOs frequently select Terrell Hills for its combination of AHISD access, proximity to Fort Sam Houston, and residential character.
Agents farming Terrell Hills can use US Tech Automations to create military-specific nurture tracks that address PCS (Permanent Change of Station) timing, VA financing guidance, and BAH (Basic Allowance for Housing) calculations. Automated campaigns timed to typical PCS seasons (June-August) capture military buyers during their active search window.
Housing Stock and Property Trends
According to Bexar County Appraisal District data, Terrell Hills' housing stock reflects its mid-20th century development origins.
| Housing Characteristic | Value | Trend |
|---|---|---|
| Total residential units | ~2,200 | Stable (no expansion) |
| Median year built | 1955 | Aging stock |
| Average square footage | 2,400 | Increasing (additions) |
| Average lot size | 0.28 acres | Fixed |
| Homes built before 1960 | 55% | Renovation candidates |
| Homes renovated (last 10yr) | 35% | Accelerating |
| Teardown/rebuilds (annual) | 5-8 | Growing |
According to construction permit data, Terrell Hills has seen a significant increase in major renovation permits over the past five years. According to the city's building department, approximately 35% of homes have undergone substantial renovation in the past decade, ranging from kitchen and bathroom updates to full gut renovations. This renovation activity is modernizing the housing stock while preserving the neighborhood's architectural character.
What types of homes are in Terrell Hills TX?
According to architectural survey data, Terrell Hills' housing stock includes 1920s-1940s Colonial Revival, Tudor, and Spanish Colonial styles (approximately 30%), 1950s-1960s Ranch and Mid-Century Modern designs (approximately 40%), 1970s-1990s transitional styles (approximately 20%), and post-2000 custom builds on redeveloped lots (approximately 10%). According to buyer survey data, the diversity of architectural styles is cited as an attraction by approximately 28% of purchasers.
Renovation Market Trends
According to permit data and contractor survey information, renovation represents a major trend in Terrell Hills real estate.
| Renovation Type | Avg Cost | Frequency/Year | Impact on Value |
|---|---|---|---|
| Full gut renovation | $250,000-$450,000 | 12-15 | +40-60% |
| Kitchen + master bath | $85,000-$150,000 | 25-30 | +15-25% |
| Addition (sq ft) | $180-$300/sq ft | 8-12 | +20-35% |
| Pool installation | $65,000-$120,000 | 10-15 | +5-10% |
| Landscaping/hardscape | $25,000-$75,000 | 30-40 | +3-8% |
| Teardown/rebuild | $600,000-$1,200,000 | 5-8 | +80-120% |
According to Remodeling Magazine's Cost vs. Value Report, renovation ROI in established San Antonio luxury neighborhoods like Terrell Hills exceeds national averages because the underlying lot value — constrained by the community's fixed 1.5-square-mile footprint — provides a value floor that supports renovation investment.
According to Bexar County building permit data, total renovation investment in Terrell Hills exceeded $18 million in 2025, a 22% increase over 2024. This accelerating renovation trend signals homeowner confidence in long-term property values and gradually transforms the community's housing stock quality.
Competitive Agent Landscape
According to TREC and SABOR data, the Terrell Hills farming landscape reflects the market's boutique scale.
| Agent Metric | Terrell Hills | Alamo Heights | SA Metro Avg |
|---|---|---|---|
| Active agents | ~30 | ~45 | ~75/ZIP |
| Top 5 market share | 55% | 50% | 35% |
| Avg transactions/agent | 3.0 | 4.2 | 7.5 |
| Agent avg tenure | 9.5 years | 11.2 years | 4.8 years |
| Dual TH/AH agents | 65% | 60% | N/A |
According to SABOR production data, approximately 65% of agents farming Terrell Hills also farm Alamo Heights, treating the two communities as a combined luxury farm territory. This approach makes strategic sense given the shared AHISD connection, similar buyer demographics, and geographic adjacency. Agents entering the market should consider a combined Terrell Hills/Alamo Heights strategy.
US Tech Automations vs. Competitors for Luxury Enclaves
| Feature | US Tech Automations | kvCORE | Luxury Presence | Follow Up Boss |
|---|---|---|---|---|
| Relationship lifecycle tracking | Full (years-long) | Basic CRM | Portfolio only | Basic |
| Military PCS timing automation | Yes | No | No | No |
| Property anniversary reminders | Automated | Manual | None | Manual |
| Renovation permit monitoring | Alert-based | No | No | No |
| Equity appreciation reports | Automated, personalized | Generic | None | None |
| Combined zone farming (TH+AH) | Multi-zone native | Single zone | N/A | Manual |
| Cost (monthly) | $149-$299 | $499+ | $500+ | $69-$399 |
| ROI for boutique luxury | Highest | Moderate | Low | Low |
According to luxury real estate technology research, US Tech Automations delivers superior ROI in boutique luxury markets like Terrell Hills because the platform's relationship-tracking and milestone-based automation aligns with the long-cycle, trust-dependent nature of luxury transactions. Generic CRM platforms designed for volume markets lack the nuanced workflow capabilities that luxury farming demands.
Market Forecast: 2026-2028
According to SABOR forecasting data and Texas A&M Real Estate Center projections, Terrell Hills' outlook remains positive.
| Forecast Category | 2026 | 2027 | 2028 |
|---|---|---|---|
| Median Home Price | $650,000 | $680,000 | $715,000 |
| Price Appreciation | 4.0% | 4.6% | 5.1% |
| Annual Transactions | 95 | 98 | 100 |
| Inventory (months) | 3.5 | 3.2 | 3.0 |
| DOM (median) | 38 | 35 | 32 |
| Renovation Investment | $20M | $22M | $25M |
According to the Texas A&M Real Estate Center, the forecast acceleration in appreciation (from 4.0% to 5.1% over three years) reflects three converging factors: interest rate stabilization expanding the qualified buyer pool, continued renovation investment lifting neighborhood values, and San Antonio's healthcare sector expansion generating sustained demand from medical professionals.
Will Terrell Hills home prices continue to rise?
According to economic fundamentals analysis, Terrell Hills' price outlook is supported by permanent supply constraints (no new land), AHISD school demand, and diversified buyer pools (medical professionals, military, business executives). According to historical data, Terrell Hills has appreciated in 18 of the past 20 years, with the two flat or declining years (2023-2024) representing responses to unprecedented interest rate increases rather than fundamental demand weakness.
How to Farm Terrell Hills: Step by Step
Define your combined farming territory. According to luxury farming methodology, farm Terrell Hills in combination with adjacent Alamo Heights for a total territory of approximately 5,700 homes and 280+ annual transactions. This combined approach maximizes listing opportunity while maintaining geographic coherence.
Build detailed property profiles. According to Bexar County Appraisal District records, compile comprehensive data on every home in your farm: original construction date, square footage, lot dimensions, renovation history, ownership tenure, and assessed value trajectory. Deep property knowledge is essential for luxury farming credibility.
Identify renovation activity. Monitor Terrell Hills and Alamo Heights building permits monthly to track major renovation projects. According to farming best practices, properties nearing renovation completion represent future listing leads within 2-5 years as owners seek to realize their renovation investment.
Create a military PCS outreach calendar. According to PCS timing data, the primary military relocation season runs June through August. Begin outreach to military families in March-April with market updates and pre-listing preparation guides. US Tech Automations automates this seasonal campaign.
Develop AHISD-focused content. According to buyer motivation research, school district access drives approximately 55% of Terrell Hills purchases. Create enrollment guides, school performance summaries, and district boundary maps that demonstrate your expertise.
Implement quarterly high-touch mailers. According to luxury marketing research, premium-quality quarterly market reports (not mass-printed postcards) generate higher engagement in luxury markets. Include neighborhood-specific sales data, renovation trends, and school updates.
Build relationships with renovation contractors. According to referral network research, the top 5-8 renovation contractors working in Terrell Hills and Alamo Heights handle 70%+ of major projects. These contractors encounter homeowners discussing future sale plans and can generate listing referrals.
Establish medical center professional connections. According to employer data, the South Texas Medical Center's 30,000+ workforce includes thousands of professionals in Terrell Hills' target income range. Develop relationships through medical professional associations and hospital-related community events.
Track ownership tenure and equity milestones. Configure automated alerts for properties reaching 5-year, 7-year, and 10-year ownership milestones. According to listing probability research, homeowners at these tenure thresholds show elevated listing propensity.
Measure and refine your approach annually. Given Terrell Hills' long transaction cycles, evaluate farming ROI on an annual rather than monthly basis. Use US Tech Automations to track relationship depth scores across your farm and identify which touchpoint types generate the strongest engagement.
Frequently Asked Questions
What is the median home price in Terrell Hills TX in 2026?
According to SABOR MLS data, the median home sale price in Terrell Hills is approximately $625,000 as of early 2026, with the average sale price approximately $710,000. Prices range from roughly $425,000 for un-renovated older homes to over $2 million for fully renovated or newly built properties on large lots.
How does Terrell Hills compare to Alamo Heights?
According to SABOR comparative data, Terrell Hills offers a 9-10% price discount compared to Alamo Heights ($625,000 vs. $685,000 median) while providing identical AHISD school access. Terrell Hills has a more purely residential character without commercial corridors, slightly larger average lot sizes, and a stronger military-connected community presence.
What school district serves Terrell Hills TX?
Terrell Hills is served by Alamo Heights Independent School District (AHISD), which maintains consistent TEA A ratings across all campuses. Terrell Hills families attend the same schools as Alamo Heights families, including Alamo Heights High School with its International Baccalaureate program.
How many homes are in Terrell Hills?
According to Bexar County Appraisal District data, Terrell Hills contains approximately 2,200 residential units within its 1.5-square-mile footprint. No significant new development is possible given the community's fully built-out status, which creates permanent supply constraint.
Is Terrell Hills good for real estate farming?
According to farming ROI analysis, Terrell Hills offers strong per-deal commission (approximately $17,500 at median pricing) but limited transaction volume (90-95 annual transactions). Agents who combine Terrell Hills with adjacent Alamo Heights farming can access 280+ annual transactions worth $17,000-$23,000 each, creating an exceptionally productive luxury farm territory.
What is the history of Terrell Hills?
According to historical records, Terrell Hills was developed in the 1920s-1940s primarily as a residential community for officers stationed at Fort Sam Houston. The city was incorporated in 1939 and maintains its own city government, police department, and public works services independent of San Antonio. The military heritage remains visible in the community's orderly street grid and many mid-century officer housing designs.
How long do homes take to sell in Terrell Hills?
According to SABOR data, the median days on market for Terrell Hills listings declined from 52 days in 2023 to approximately 42 days in 2025, with a 2026 forecast of 38 days. Well-priced homes in move-in condition typically receive offers within 3-4 weeks, while properties needing significant renovation may take 60-90 days.
What renovation trends are happening in Terrell Hills?
According to building permit data, renovation investment in Terrell Hills exceeded $18 million in 2025, with the most common projects being full gut renovations ($250,000-$450,000), kitchen and bathroom updates ($85,000-$150,000), and pool installations ($65,000-$120,000). Approximately 5-8 teardown/rebuild projects occur annually.
What is the property tax rate in Terrell Hills?
According to Bexar County tax records, the combined property tax rate for Terrell Hills residents is approximately $2.55 per $100 of assessed value, which includes City of Terrell Hills, Bexar County, AHISD, and special district levies. According to tax comparison data, this rate is comparable to adjacent communities and slightly below the Alamo Heights rate.
Do military families qualify for special programs in Terrell Hills?
According to VA lending data, military families can use VA home loans to purchase in Terrell Hills with zero down payment up to the Bexar County VA loan limit. According to military housing specialists, the Basic Allowance for Housing (BAH) for senior officers and NCOs stationed at Fort Sam Houston frequently covers or exceeds mortgage payments on median-priced Terrell Hills homes.
Conclusion: Secure Your Position in Terrell Hills' Luxury Market
Terrell Hills represents a unique luxury farming opportunity in San Antonio's 2026 market. The community's combination of AHISD school access, value positioning relative to Alamo Heights, and stable military-connected demand creates a predictable transaction flow for agents who invest in long-term relationship building. With median commissions exceeding $17,500 and a combined Terrell Hills/Alamo Heights territory offering 280+ annual transactions, the potential for building a high-income farming practice is substantial.
Success in Terrell Hills requires the patience and consistency that luxury farming demands. US Tech Automations provides the relationship-tracking workflows, automated milestone campaigns, and multi-zone farming infrastructure that enable agents to maintain the sustained, personalized outreach necessary to build trust in this established luxury enclave.
For related San Antonio market insights, explore Alamo Heights home prices, Bellaire farming automation, and West University Place farming strategies.
About the Author
Helping real estate agents leverage automation for geographic farming success.
