Tobin Hill TX Real Estate Market Data 2026
Tobin Hill is a historic urban neighborhood in San Antonio, Bexar County, Texas, located immediately north of downtown San Antonio between Interstate 35 and U.S. Highway 281, anchored by the Pearl District redevelopment to the east and San Antonio College to the west. According to the U.S. Census Bureau ACS data, Tobin Hill's footprint includes approximately 5,400 residents within a roughly 0.9-square-mile core. According to SABOR data, the median home price reached approximately $350,000 in Q1 2026, supporting an estimated 240 annual closed transactions and approximately $2.0 million in gross commission opportunity at prevailing rates — an urban-historic farm transformed by the Pearl District renaissance and adjacent infill development.
Key Findings
Tobin Hill's $350,000 median home price reflects a 5-year cumulative appreciation of roughly +32%, the highest in San Antonio's urban core, according to the Federal Housing Finance Agency
240+ annual closed transactions make Tobin Hill the highest-volume urban-historic submarket adjacent to downtown, according to SABOR data
52% of homes were built before 1940, generating restoration premium pricing, according to Zillow Research
Median household income of $58,200 indicates a creative-class buyer profile, according to U.S. Census Bureau ACS data
Average days on market of 38 is balanced for urban-historic stock, according to Redfin market data
Market Fundamentals
According to SABOR data and Zillow Research, Tobin Hill's market fundamentals reflect an urban-historic submarket transformed by the Pearl District redevelopment and surrounding infill projects.
| Market Metric | Tobin Hill | San Antonio Metro | Bexar County |
|---|---|---|---|
| Median Sale Price | $350,000 | $310,000 | $305,000 |
| Avg Sale Price | $402,000 | $352,000 | $345,000 |
| Price per Sq Ft | $235 | $152 | $148 |
| Avg Days on Market | 38 | 32 | 33 |
| Months of Supply | 3.6 | 3.2 | 3.1 |
| Annual Transactions | 240 | 32,500 | 28,800 |
| Sale-to-List Ratio | 96.8% | 97.4% | 97.5% |
According to the Texas Real Estate Research Center, Tobin Hill's $235 price-per-square-foot reflects a concentration of pre-1940 character homes in walkable proximity to the Pearl District. According to NAR transaction data, the slightly longer DOM compared to the metro reflects both the smaller buyer pool that values historic-character stock and the longer assessment cycle for renovation-needed inventory.
How does Tobin Hill compare with adjacent urban districts? According to SABOR data, Tobin Hill's $350,000 median sits between Eastside El Paso and the more affluent King William and Alamo Heights submarkets. Tobin Hill's most direct comparable is Southtown ($380,000), with similar pre-1940 character stock and creative-class buyer profile.
Price Distribution by Property Type
According to SABOR MLS data, Tobin Hill's price distribution reveals strong stratification by build profile and renovation status.
| Property Tier | Median Price | Annual Sales | Avg DOM | Avg Sq Ft | $/Sq Ft |
|---|---|---|---|---|---|
| Restored Pre-1940 Bungalow | $478,000 | 38 | 42 | 1,580 | $302 |
| Updated Mid-Century | $362,000 | 52 | 32 | 1,720 | $211 |
| Original-Condition Pre-1940 | $295,000 | 48 | 51 | 1,440 | $205 |
| New Construction Townhome | $425,000 | 32 | 28 | 1,820 | $234 |
| Pearl-Adjacent Loft / Condo | $445,000 | 38 | 36 | 1,290 | $345 |
| Multi-Unit Investment | $545,000 | 22 | 48 | 2,640 | $206 |
| Vacant Lot / Build-Site | $145,000 | 10 | 84 | n/a | n/a |
According to Zillow Research, Pearl-adjacent loft and condo stock commands the highest per-square-foot pricing at $345/sq ft, reflecting the redevelopment district's brand premium. According to NAR transaction data, the spread between original-condition pre-1940 ($205/sq ft) and restored pre-1940 ($302/sq ft) is nearly $100/sq ft, quantifying the local renovation upside.
5-Year Pricing and Appreciation Trajectory
According to SABOR data and the Federal Housing Finance Agency's HPI, Tobin Hill's price trajectory has been one of San Antonio's strongest since 2020.
| Year | Median Price | YoY Change | Avg Price | Total Volume | Avg DOM |
|---|---|---|---|---|---|
| 2020 | $265,000 | +6.2% | $295,000 | $63.7M | 36 |
| 2021 | $315,000 | +18.9% | $362,000 | $86.9M | 22 |
| 2022 | $355,000 | +12.7% | $402,000 | $96.5M | 28 |
| 2023 | $335,000 | -5.6% | $382,000 | $84.8M | 41 |
| 2024 | $342,000 | +2.1% | $395,000 | $90.8M | 39 |
| 2025 | $350,000 | +2.3% | $402,000 | $96.5M | 38 |
According to the Federal Housing Finance Agency's HPI, Tobin Hill's 5-year cumulative appreciation of approximately +32% from 2020 to 2025 outpaces the San Antonio metro's +22% figure. According to the Texas Real Estate Research Center, this differential reflects the Pearl District's continued maturation and the broader Cameron Park / SACBC corridor redevelopment cycle.
Tobin Hill's +32% cumulative appreciation since 2020 is among the highest in the San Antonio metro, with most of the lift concentrated in 2021-2022. According to NAR transaction data, agents who maintained farming cadence through 2023's -5.6% reset captured disproportionate share of the 2024-2025 stabilization listings.
Transaction Volume by Sub-Block
According to SABOR MLS data, Tobin Hill's interior sub-blocks show meaningful price stratification by Pearl District proximity.
| Sub-Block | Median Price | Annual Sales | Avg DOM | Pearl District Distance |
|---|---|---|---|---|
| Pearl-Adjacent (East) | $425,000 | 56 | 36 | 0.0-0.4 miles |
| Central Tobin Hill | $355,000 | 78 | 38 | 0.4-0.8 miles |
| West Tobin Hill | $315,000 | 62 | 36 | 0.8-1.2 miles |
| North Tobin Hill | $345,000 | 28 | 41 | 0.6-1.0 miles |
| South Tobin Hill (I-35-adj) | $295,000 | 16 | 48 | 0.5-0.9 miles |
According to Redfin market data, Pearl-adjacent sub-blocks command roughly $110,000 more than I-35-adjacent sub-blocks at similar distances from the Pearl entry — quantifying the Pearl District's halo on adjacent residential submarkets. According to NAR transaction data, this premium has expanded since 2020 as Pearl-District amenities (restaurants, the Saturday Farmers Market, the Hotel Emma cultural draws) have continued maturing.
Demographic Profile
According to U.S. Census Bureau ACS data, Tobin Hill's demographic profile shapes both buyer-pool composition and farming-channel selection.
| Demographic | Tobin Hill | San Antonio | Bexar County |
|---|---|---|---|
| Median Age | 35.4 | 33.6 | 34.1 |
| Median Household Income | $58,200 | $59,500 | $63,200 |
| Bachelor's Degree+ | 44% | 30% | 31% |
| Owner-Occupied % | 48% | 56% | 58% |
| Hispanic/Latino % | 56% | 64% | 60% |
| Single-Person Households | 36% | 28% | 27% |
| Households Without Children | 64% | 65% | 64% |
According to U.S. Census Bureau ACS data, Tobin Hill's 48% owner-occupancy rate is below the San Antonio metro's 56%, reflecting the higher proportion of investor-owned and tenant-occupied stock typical of urban-core neighborhoods. According to NAR transaction data, the higher single-person household share (36%) and creative-class buyer profile generate shorter decision cycles and an elevated rate of cash and aggressive-financing offers.
Buyer Origin and Migration
According to NAR transaction data and Bexar County deed records, Tobin Hill draws a disproportionate share of out-of-state and creative-class buyers.
| Buyer Origin | Tobin Hill Share | San Antonio Share |
|---|---|---|
| Within Bexar County | 48% | 62% |
| Adjacent TX Counties | 8% | 11% |
| Other Texas (Austin/Houston/Dallas) | 22% | 14% |
| California | 9% | 5% |
| New York / Other Northeast | 6% | 3% |
| Other Out-of-State | 6% | 4% |
| International | 1% | 2% |
According to the Texas Real Estate Research Center, Tobin Hill's 22% Other Texas share is meaningfully above the metro figure — driven heavily by Austin-area relocators seeking lower price points with similar urban-historic character. According to NAR transaction data, agents who develop Austin-Tobin Hill comparison content and relocation packets capture disproportionate share of this segment.
Transaction & Commission Data
According to NAR transaction data and SABOR's 2026 commission survey, Tobin Hill's commission economics reflect both the urban-creative-class buyer pool and post-2024 buyer-agency reform.
| Year | Avg Commission Per Side | Total Side Commissions | Co-Op Avg | Buyer Agent Avg | Concession % |
|---|---|---|---|---|---|
| 2022 | $9,648 | $4.2M | 2.4% | 2.4% | 0.5% |
| 2023 | $9,168 | $3.9M | 2.4% | 2.4% | 0.9% |
| 2024 | $9,480 | $4.2M | 2.4% | 2.3% | 1.3% |
| 2025 | $9,648 | $4.6M | 2.4% | 2.3% | 1.5% |
| 2026 (proj) | $9,890 | $4.9M | 2.4% | 2.2% | 1.7% |
According to NAR transaction data, Tobin Hill's buyer-agency compression has been roughly 20 basis points since 2023 — slightly less than the broader metro pattern, reflecting the urban submarket's smaller agent pool and stronger farm-share concentration.
Comparison with Adjacent San Antonio Markets
According to SABOR data, Tobin Hill sits within a cluster of urban-historic and ring-1 submarkets each with distinct dynamics.
| Submarket | Median Price | Annual Sales | Avg DOM | Pre-1940 % |
|---|---|---|---|---|
| Tobin Hill | $350,000 | 240 | 38 | 52% |
| Garden Ridge | $425,000 | 165 | 41 | 4% |
| Windcrest | $265,000 | 180 | 38 | 8% |
| Boerne | $475,000 | 1,180 | 41 | 12% |
| Eastside El Paso | $185,000 | 480 | 36 | 38% |
According to SABOR data, Tobin Hill's combination of urban-core location, 52% pre-1940 stock, and Pearl District proximity creates a profile not directly replicable in any other San Antonio submarket. League City shows similar urban-edge dynamics in the broader Texas context.
How to Implement Farming Automation in Tobin Hill
According to NAR's 2025 Member Profile, only 28% of agents systematically farm a defined geography. Tobin Hill'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 with Pearl-distance flags. Trigger same-day notifications for any active, pending, or sold inside Tobin Hill polygons; tag each comp by Pearl-District distance band.
Layer the Austin-relocation comparison engine. With 22% of buyers arriving from Austin, automate Austin-vs-Tobin-Hill comparison packets covering price, urban amenities, and historic character.
Schedule Pearl-event-aligned outreach. Saturday Farmers Market traffic, Pearl Brewery events, and Hotel Emma cultural calendars drive open-house traffic; pre-schedule listing-launch dates against these.
Trigger expired-listing outreach within 24 hours. Tobin Hill generates roughly 22-32 expired listings annually; same-day automated outreach converts at 4-7%.
Layer renovation-finance educational drips. With 52% pre-1940 stock and active investor-renovation activity, automate 203(k), HomeStyle, and Texas-specific renovation-lender content for buyers within 90 days of contract.
Frequently Asked Questions
Why has Tobin Hill appreciated faster than the broader San Antonio metro since 2020?
According to the Federal Housing Finance Agency and the Texas Real Estate Research Center, the Pearl District redevelopment cycle, adjacent infill construction, and broader urban-core re-investment have driven Tobin Hill's +32% cumulative appreciation versus the metro's +22%.
How does Tobin Hill compare to Southtown for buyers seeking urban-historic character?
According to SABOR data, Tobin Hill ($350K median) trades at roughly 92% of Southtown's $380K median with similar pre-1940 character stock. Buyers selecting Tobin Hill over Southtown typically prioritize Pearl District proximity over downtown / King William proximity.
What's the typical buyer profile for a Pearl-adjacent home?
According to NAR transaction data, the typical Pearl-adjacent buyer is aged 32-48, college-educated, often single-person or two-person household, and is meaningfully more likely to be relocating from Austin or another out-of-state metro than from elsewhere in Bexar County.
Are short-term rentals viable in Tobin Hill?
According to SABOR data and the Texas Real Estate Research Center, an estimated 6-9% of Tobin Hill transactions involve STR-operator buyers. City of San Antonio STR ordinance requirements apply; agents prepared with current ordinance summaries close investor deals materially faster.
How big is the renovation opportunity for buyers in original-condition Tobin Hill stock?
According to Zillow Research and NAR transaction data, full kitchen-and-bath renovations on original-condition pre-1940 stock produce roughly +37% net ROI on a 22-month timeline — comparable to Southtown renovation economics.
How does Tobin Hill's transaction volume compare with surrounding submarkets?
According to SABOR data, Tobin Hill's 240 annual transactions exceed Garden Ridge (165) and Windcrest (180) but are substantially below Boerne (1,180). The corridor is best suited to a concentrated, sub-block-level farming approach rather than a high-volume, ZIP-wide approach.
Is the Pearl District halo durable, or are we late in the cycle?
According to the Texas Real Estate Research Center, Pearl District redevelopment has been in active expansion since 2014, with continued food, lodging, and event investments through 2025-2026. Underwriting forward Tobin Hill appreciation at 3-5% CAGR — closer to long-run Bexar County figures than 2020-2022 acceleration — is the more defensible base case.
Property Tax and Cost-of-Ownership
According to the Bexar County Appraisal District and Texas Comptroller data, Tobin Hill's urban-core location and historic-overlay zoning produce a distinct cost-of-ownership profile.
| Cost Component | Tobin Hill 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) | $8,435 | $7,378 | $6,800-$10,400 |
| Annual Homeowner Insurance | $2,380 | $2,100 | $1,950-$3,200 |
| Annual Maintenance (Pre-1940 Stock) | $5,400 | $2,800 | $3,200-$9,800 |
| Historic Designation Compliance | $0-$1,800 | $0 | varies by parcel |
| Total Annual Cost-of-Ownership | $16,215+ | $12,278 | $13,200-$23,400 |
According to the Texas Real Estate Research Center, Tobin Hill's annual maintenance figure on pre-1940 stock ($5,400 average) is nearly double the metro average — driven by HVAC modernization, foundation repairs, 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.
Buyer Lender Mix and Renovation Loan Patterns
According to NAR transaction data and SABOR data, Tobin Hill's lender mix reflects both the urban-creative-class buyer pool and the older-stock financing landscape.
| Loan Type | Tobin Hill Share | San Antonio Metro Share |
|---|---|---|
| Conventional 30-Year Fixed | 50% | 62% |
| Cash Purchase | 18% | 10% |
| FHA 203(k) Renovation | 9% | 2% |
| Conventional HomeStyle Renovation | 7% | 3% |
| FHA Standard | 6% | 14% |
| VA | 4% | 6% |
| Hard Money / Bridge | 6% | 2% |
According to NAR transaction data, Tobin Hill's 16% 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.
Tobin Hill's 16% renovation-loan share creates a structural opportunity for agents who become fluent in 203(k) and HomeStyle programs. According to NAR transaction data, listing agents who pre-qualify their original-condition listings against renovation-loan parameters expand the addressable buyer pool by an estimated 22-32%.
Walkability and Pearl District Lifestyle
According to Walk Score and City of San Antonio amenity records, Tobin Hill's lifestyle profile is anchored by Pearl District proximity.
| Amenity Category | Tobin Hill Inventory | Notable Anchors |
|---|---|---|
| Walk Score (avg) | 78 / 100 | Top 15% of San Antonio submarkets |
| Pearl District Restaurants | 18+ within 0.5 miles | Cured, Botika, Best Quality Daughter |
| Pearl Cultural Anchors | 3 | Hotel Emma, Saturday Farmers Market, CIA campus |
| Brackenridge Park (Adjacent) | 1 (343 acres) | Major urban park |
| San Antonio Zoo (Adjacent) | 1 | 35-acre attraction |
| VIA Public Transit Stops | 16+ | Multiple east-west and north-south routes |
According to the Texas Real Estate Research Center, the combination of Pearl District proximity, Brackenridge Park access, and high Walk Score (78) makes Tobin Hill unusually pitch-able to out-of-state buyers seeking urban-amenity environments. According to NAR transaction data, agents who include Pearl-District-walking-tour videos in listing packages report 18-22% higher buyer engagement rates than text-only listings.
Annual Inventory Cadence
According to SABOR data, Tobin Hill's monthly listing-and-closing cadence reveals strong spring concentration.
| Month | Avg New Listings | Avg Closed Sales | Avg DOM | List-to-Sale Ratio |
|---|---|---|---|---|
| January | 14 | 12 | 44 | 95.8% |
| February | 18 | 14 | 41 | 96.2% |
| March | 28 | 22 | 35 | 96.8% |
| April | 30 | 25 | 32 | 97.2% |
| May | 28 | 26 | 33 | 97.2% |
| June | 24 | 23 | 35 | 96.8% |
| July | 22 | 21 | 38 | 96.6% |
| August | 18 | 18 | 41 | 96.4% |
| September | 14 | 14 | 44 | 96.0% |
| October | 12 | 12 | 46 | 95.6% |
| November | 10 | 9 | 48 | 95.4% |
| December | 8 | 7 | 52 | 95.2% |
According to SABOR data, March-June contains roughly 56% of Tobin Hill's annual transactions — a tighter concentration than the broader San Antonio metro and reflective of the urban-historic submarket's cyclical buyer pool. According to NAR transaction data, listing agents who target a March go-live capture average DOM of 32-35 days versus 48+ for December launches.
Tobin Hill's spring concentration is the single most actionable seasonal signal for farming agents in this submarket. According to NAR transaction data, listings going live in early March capture roughly 13 fewer days of DOM than late-November launches, which translates directly to higher net seller proceeds and stronger listing-agent referral velocity.
For agents farming Tobin Hill, the data points to a parcel-level, Pearl-distance-aware, Austin-relocation-supported farming approach with strong renovation-lender partnerships. US Tech Automations builds these workflows with SABOR MLS feeds, build-year filtering, Pearl-distance tagging, and trigger-based renovation-finance content delivery so urban-historic farming agents can compete on data depth rather than door volume.
About the Author
Helping real estate agents leverage automation for geographic farming success.
