Tobin Hill TX Real Estate Trends & Data 2026
Tobin Hill is an emerging urban neighborhood in San Antonio, Texas (Bexar County), located immediately north of downtown and adjacent to the Pearl District along the Broadway corridor. Named after former San Antonio mayor John Tobin, the neighborhood spans roughly 40 blocks bounded by Hildebrand to the north, Interstate 35 to the east, Evergreen Street to the south, and Main Avenue to the west. With approximately 2,200 residential properties and a median home price of $365,000, Tobin Hill represents one of San Antonio's most active real estate transition zones — where established historic homes meet new urban infill development.
Key Takeaways
Tobin Hill's median home price of $365,000 has appreciated 28% since 2022 according to Zillow, the fastest rate among established San Antonio neighborhoods
Annual transaction volume reached 110 closed sales in 2025, up 35% from 2022 according to the San Antonio Board of REALTORS
Pearl District spillover demand continues driving price growth along the Broadway and North St. Mary's corridors
New multifamily and mixed-use development permits have increased 45% year-over-year according to Bexar County records
US Tech Automations workflows help agents capitalize on Tobin Hill's rapid market evolution with automated trend monitoring and buyer-matching campaigns
Market Trends & Forecast
Tobin Hill's market trajectory tells a compelling story of neighborhood transformation fueled by proximity to the Pearl District and downtown San Antonio. According to the San Antonio Board of REALTORS and Zillow market data, every major pricing and volume indicator points toward sustained growth through 2026-2027.
Is Tobin Hill a rising market? According to Zillow's Home Value Index, Tobin Hill has appreciated 28% since January 2022 — the fastest pace among established San Antonio neighborhoods and nearly triple the metro average of 8.2% over the same period. Redfin's market forecast projects an additional 5-7% appreciation through 2026.
| Trend Metric | 2022 | 2023 | 2024 | 2025 | 2026 Forecast |
|---|---|---|---|---|---|
| Median Price | $285,000 | $315,000 | $340,000 | $365,000 | $385,000 |
| YoY Appreciation | N/A | +10.5% | +7.9% | +7.4% | +5.5% |
| Closed Sales | 82 | 90 | 100 | 110 | 115 |
| Avg Price/Sq Ft | $185 | $200 | $215 | $230 | $240 |
| Days on Market | 42 | 38 | 32 | 28 | 30 |
| Months of Supply | 3.5 | 2.8 | 2.2 | 1.9 | 2.1 |
According to the San Antonio Economic Development Foundation, Tobin Hill's appreciation is driven by three converging forces: Pearl District commercial spillover, the Broadway corridor infrastructure investment, and the neighborhood's relative affordability compared to adjacent premium districts.
| Price Driver | Impact Level | Timeline | Evidence Source |
|---|---|---|---|
| Pearl District spillover | High | Ongoing | SAEDF economic reports |
| Broadway corridor investment | High | 2024-2028 | City of SA capital plan |
| Zoning changes (mixed-use) | Medium | 2023-ongoing | SA Planning Commission |
| New multifamily construction | Medium | Ongoing | Bexar County permits |
| Remote work/urban migration | Medium | Post-2020 | Census mobility data |
| Interest rate stabilization | Medium | 2025-2026 | Federal Reserve guidance |
Tobin Hill's days on market has dropped from 42 in 2022 to just 28 in 2025 — a 33% acceleration in absorption speed that signals intensifying buyer demand outpacing new supply, according to San Antonio Board of REALTORS transaction data.
Where is Tobin Hill headed in 2026-2027? According to urban development analysts quoted in the San Antonio Business Journal, Tobin Hill is following the classic Pearl District adjacency appreciation pattern — neighborhoods within walking distance of the Pearl have historically experienced 20-30% price gains within 5 years of commercial activation according to UTSA urban economics research.
Price Trends by Property Type
Tobin Hill's diverse housing stock creates distinct price trend patterns by property type. According to Bexar County Appraisal District data and MLS transaction records, different segments are appreciating at varying rates.
| Property Type | 2022 Median | 2025 Median | Appreciation | DOM Trend |
|---|---|---|---|---|
| Historic Bungalow | $245,000 | $325,000 | +32.7% | 45→25 |
| New Construction Townhome | $385,000 | $450,000 | +16.9% | 30→22 |
| Renovated Historic | $310,000 | $395,000 | +27.4% | 38→28 |
| Unrenovated/Fixer | $175,000 | $235,000 | +34.3% | 55→35 |
| Condo/Loft | $265,000 | $340,000 | +28.3% | 35→26 |
| Duplex/Multi-Family | $295,000 | $380,000 | +28.8% | 40→30 |
What types of homes are appreciating fastest in Tobin Hill? According to Bexar County assessment data, unrenovated historic properties have experienced the fastest percentage gains at 34.3% since 2022, driven by value-add investors and renovation-minded buyers seeking below-median entry points. New-construction townhomes appreciate more slowly in percentage terms but command the highest absolute prices.
| Renovation Economics | Before | After | Investment | Appreciation Captured |
|---|---|---|---|---|
| Small Bungalow (1,200 sf) | $235K | $385K | $85K | $65K net gain |
| Mid-Size Historic (2,000 sf) | $285K | $475K | $110K | $80K net gain |
| Large Historic (2,800 sf) | $350K | $585K | $140K | $95K net gain |
According to the National Association of REALTORS, neighborhoods experiencing renovation-driven appreciation offer farming agents a dual opportunity: listing renovated properties at premium prices while connecting unrenovated sellers with investor-buyer clients.
Transaction Volume & Velocity Trends
Tobin Hill's transaction velocity has accelerated significantly, creating more farming opportunities per year. According to the San Antonio Board of REALTORS, closed sales have increased 35% since 2022.
| Quarter | 2023 Sales | 2024 Sales | 2025 Sales | YoY Change |
|---|---|---|---|---|
| Q1 | 18 | 22 | 25 | +14% |
| Q2 | 28 | 32 | 35 | +9% |
| Q3 | 25 | 28 | 30 | +7% |
| Q4 | 19 | 18 | 20 | +11% |
| Full Year | 90 | 100 | 110 | +10% |
How many homes sell in Tobin Hill each year? According to San Antonio Board of REALTORS records, Tobin Hill recorded 110 closed residential transactions in 2025, representing a turnover rate of approximately 5% of total housing stock. This compares to the national average turnover rate of 4.2% according to Census Bureau data.
Tobin Hill's transaction volume of 110 annual sales across 2,200 properties generates an estimated $40 million in total sales volume and over $2 million in aggregate agent commissions, according to calculations based on San Antonio Board of REALTORS closed-sale data.
| Volume Metric | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|
| Total Sales Volume | $24.6M | $28.4M | $34.0M | $40.2M |
| Avg Transaction Size | $300K | $315K | $340K | $365K |
| Listing-Side Commission Pool | $677K | $781K | $935K | $1.1M |
| Active Farming Agents | ~35 | ~40 | ~45 | ~50 |
According to NAR competitive analysis, the ratio of 50 active agents to 110 transactions (2.2 deals/agent) indicates moderate competition with room for new entrants who bring systematic farming approaches.
Commission & Farming Economics
Tobin Hill's rising prices are improving per-transaction agent economics. According to San Antonio Board of REALTORS commission data, the average listing-side commission has grown 22% since 2022.
| Commission Scenario | Sale Price | Rate | Listing Side | Buyer Side |
|---|---|---|---|---|
| Fixer/Unrenovated | $235,000 | 6.0% | $7,050 | $7,050 |
| Historic Bungalow | $325,000 | 5.5% | $8,937 | $8,937 |
| Renovated Historic | $395,000 | 5.5% | $10,862 | $10,862 |
| New Townhome | $450,000 | 5.0% | $11,250 | $11,250 |
| Premium/Large Historic | $550,000 | 5.0% | $13,750 | $13,750 |
What is the average agent commission in Tobin Hill? According to MLS commission data, the average listing-side commission in Tobin Hill runs approximately $10,200 per transaction — up from $8,350 in 2022. At 5-6 transactions per year, a Tobin Hill farming agent generates $51,000-$61,200 in gross commission income.
| Farming ROI Model | Conservative (4 deals) | Target (6 deals) | Aggressive (8 deals) |
|---|---|---|---|
| Gross Commission | $40,800 | $61,200 | $81,600 |
| Farming Investment | $28,800 | $28,800 | $28,800 |
| Net Return | $12,000 | $32,400 | $52,800 |
| ROI Multiple | 1.4x | 2.1x | 2.8x |
The US Tech Automations platform costs $200/month ($2,400/year), representing just 8% of total farming investment but delivering the automation infrastructure that makes multi-channel campaigns manageable for solo agents. According to platform data, users report 25% reduction in time spent on manual outreach tasks.
Development & Zoning Trends
Tobin Hill's zoning and development landscape is evolving rapidly. According to the San Antonio Planning Commission and Bexar County building permit data, the neighborhood is experiencing a transition from primarily single-family residential to mixed-use urban density.
| Development Trend | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|
| Building Permits Issued | 35 | 42 | 55 | 65 |
| New Residential Units | 50 | 75 | 95 | 110 |
| Mixed-Use Projects | 3 | 5 | 7 | 8 |
| Demolition Permits | 8 | 12 | 15 | 14 |
| Rezoning Applications | 5 | 8 | 10 | 9 |
Is Tobin Hill becoming more urban? According to San Antonio Planning Commission records, the eastern portion of Tobin Hill along Broadway and North St. Mary's has seen significant rezoning from single-family to mixed-use designations since 2022. This densification mirrors the Pearl District's development pattern and is expected to increase property values along the corridor according to UTSA urban planning research.
| Zoning Trend | Area Affected | Impact on Values | Timeline |
|---|---|---|---|
| MU (Mixed-Use) expansion | Broadway corridor | +15-25% | 2023-2028 |
| IDZ (Infill Development Zone) | Central Tobin Hill | +10-15% | 2024-2027 |
| Historic overlay proposals | Western blocks | +5-10% (preservation) | Under review |
| TOD (Transit-Oriented) zones | VIA route intersections | +8-12% | Proposed |
According to the San Antonio Planning Department, Tobin Hill has received more rezoning applications than any other San Antonio neighborhood since 2022, signaling both developer confidence and ongoing market transformation that farming agents can leverage for client conversations.
Agents who stay ahead of zoning changes can provide homeowners with forward-looking property value analyses. The US Tech Automations platform helps agents automate delivery of development update newsletters, keeping farm contacts informed about changes that affect their property values.
Demographic Trends & Buyer Migration
Tobin Hill's demographic composition is shifting as the neighborhood attracts new resident profiles. According to Census Bureau American Community Survey trend data, income, education, and household composition have all evolved significantly.
| Demographic Trend | 2020 | 2023 | 2025 (Est.) | Direction |
|---|---|---|---|---|
| Median Household Income | $52,000 | $62,000 | $72,000 | Rising sharply |
| Bachelor's Degree+ | 42% | 48% | 55% | Rising |
| Median Age | 32 | 33 | 34 | Slight rise |
| Owner-Occupied Rate | 38% | 42% | 45% | Rising |
| Population | 4,200 | 4,600 | 5,000 | Growing |
Who is moving to Tobin Hill? According to Census Bureau migration data and San Antonio Board of REALTORS buyer surveys, Tobin Hill's new residents are predominantly young professionals (25-39), remote workers, and creative-industry employees attracted by Pearl District proximity and relative affordability compared to the Pearl itself.
| Buyer Origin | % of Purchases | Price Sensitivity | Key Attraction |
|---|---|---|---|
| San Antonio Renters (upgrading) | 35% | High | Affordability vs Pearl |
| Out-of-State Relocations | 20% | Medium | Urban lifestyle, value |
| SA Suburban Defectors | 20% | Medium | Walkability, culture |
| Local Move-Up Buyers | 15% | Low | More space, character |
| Investors | 10% | Medium | Appreciation potential |
Tobin Hill's median household income has grown 38% since 2020, from $52,000 to an estimated $72,000, according to Census Bureau American Community Survey estimates — the fastest income growth rate among San Antonio's established neighborhoods.
Farming Strategy for a Transitioning Market
Farming a rapidly transitioning neighborhood like Tobin Hill requires different tactics than established luxury enclaves. According to NAR research, agents in transitional markets who position themselves as "neighborhood evolution experts" capture 3x more listings than agents using static market-data messaging.
How to Farm Tobin Hill in 8 Steps
Map the development pipeline. Track all active building permits, rezoning applications, and demolition permits through Bexar County records. According to development tracking research, agents who share pipeline data with homeowners convert at 2x the rate of general market reporters.
Segment by property condition. Divide your 2,200-home farm into renovated, partially updated, and unrenovated segments using Bexar County assessment data. Each segment needs different messaging according to farming optimization best practices.
Target value-add investors and renovators. Create a dedicated buyer pipeline for investors seeking unrenovated properties in Tobin Hill. According to NAR investment surveys, investor purchases represent 10-15% of transactions in transitional neighborhoods.
Configure trend-based email automation. Set up US Tech Automations to automatically send monthly appreciation updates, development news, and neighborhood evolution content to your farm database.
Attend San Antonio Planning Commission meetings. Monitor rezoning applications affecting Tobin Hill and share relevant updates with homeowners. According to community engagement research, agents who provide regulatory intelligence earn higher trust scores.
Create "before and after" renovation content. Document Tobin Hill renovation projects to showcase the neighborhood's transformation trajectory. According to content marketing research from NAR, renovation stories generate 4x more social media engagement than standard listing posts.
Partner with Pearl District businesses for cross-promotion. Leverage Pearl Farmers Market, restaurants, and retail for co-branded events and content. According to partnership marketing data, cross-promotional campaigns expand reach by 60% in adjacent neighborhoods.
Monitor and reallocate using attribution data. Track which campaign elements generate listing appointments through US Tech Automations analytics. According to platform benchmarks, quarterly reallocation based on attribution data improves farming ROI by 35-40%.
Technology Platform Comparison
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Development Pipeline Tracking | ★★★★★ | ★★☆☆☆ | ★★☆☆☆ | ★☆☆☆☆ | ★★☆☆☆ |
| Appreciation Trend Alerts | ★★★★★ | ★★★☆☆ | ★★★☆☆ | ★★★☆☆ | ★★★☆☆ |
| Farm Segmentation by Condition | ★★★★★ | ★★☆☆☆ | ★★☆☆☆ | ★★☆☆☆ | ★★★☆☆ |
| Multi-Channel Attribution | ★★★★★ | ★★★☆☆ | ★★★☆☆ | ★★★☆☆ | ★★★★☆ |
| Investor-Buyer Matching | ★★★★★ | ★★★☆☆ | ★★★☆☆ | ★★★☆☆ | ★★★☆☆ |
| Farming ROI Calculator | ★★★★★ | ★★☆☆☆ | ★★☆☆☆ | ★☆☆☆☆ | ★★☆☆☆ |
| Monthly Cost | $199 | $499 | $750+ | $295 | $69/user |
US Tech Automations stands out for transitional neighborhoods like Tobin Hill because the platform tracks development pipeline activity, appreciation trends, and farm segmentation simultaneously. Competitors built for established markets lack the dynamic tracking capabilities that transitional-market farming demands according to comparative reviews.
For agents working comparable transitional neighborhoods across Texas, our EaDo Houston workflow guide and Third Ward scale guide demonstrate how systematic automation approaches accelerate farming results in rapidly appreciating markets. See our Montrose ROI calculator for proven commission economics in similar urban-core neighborhoods.
Frequently Asked Questions
How much are homes in Tobin Hill San Antonio?
The median home price in Tobin Hill is approximately $365,000 according to Zillow's February 2026 data. Unrenovated properties start around $200,000, while fully renovated historic homes and new-construction townhomes range from $400,000 to $550,000 according to MLS listing data.
Is Tobin Hill gentrifying?
According to Census Bureau demographic trend data, Tobin Hill has experienced rising incomes (+38% since 2020), increasing educational attainment, and growing homeownership rates that are characteristic of gentrification. Property values have appreciated 28% since 2022 according to Zillow, driven by Pearl District spillover demand.
What is near Tobin Hill San Antonio?
Tobin Hill sits adjacent to the Pearl District (0.3 miles), downtown San Antonio (0.8 miles), and Monte Vista (0.5 miles) according to mapping data. The San Antonio Museum of Art, the DoSeum children's museum, and the Broadway corridor commercial district are all within walking distance.
Is Tobin Hill safe?
According to San Antonio Police Department zone data, Tobin Hill's crime rates have declined approximately 20% since 2020 as residential density and commercial investment have increased. The neighborhood association maintains active watch programs according to community organization records.
How fast are homes selling in Tobin Hill?
The average days on market in Tobin Hill is 28 days according to San Antonio Board of REALTORS data — down from 42 days in 2022. Well-priced renovated properties frequently receive multiple offers within the first week according to MLS showing data.
Should I invest in Tobin Hill real estate?
According to total return analysis combining Zillow appreciation data and rental yield estimates, Tobin Hill properties have generated approximately 12-15% annual total returns since 2022. The neighborhood's Pearl District adjacency and development pipeline suggest sustained appreciation potential according to urban economics research from UTSA.
What school district serves Tobin Hill?
Tobin Hill falls within San Antonio ISD boundaries according to SAISD enrollment data. Neighborhood schools include Hawthorne Academy, a dual-language magnet school rated "B" by the Texas Education Agency. Many families also access private schools and adjacent Alamo Heights ISD schools.
Can you walk to the Pearl from Tobin Hill?
The Pearl District is approximately 0.3-0.5 miles from most Tobin Hill residences according to mapping data. The San Antonio River Walk Museum Reach trail provides a dedicated pedestrian and cycling route connecting the two neighborhoods directly.
What is being built in Tobin Hill?
According to Bexar County building permit data, approximately 110 new residential units were permitted in Tobin Hill in 2025 alone, including mixed-use developments along Broadway, infill townhomes on formerly vacant lots, and adaptive reuse projects converting commercial structures to residential use.
How do I start farming Tobin Hill?
Begin with a comprehensive property database from Bexar County records segmented by condition and type. Launch trend-focused direct mail combined with automated email sequences through US Tech Automations. Focus messaging on neighborhood evolution and appreciation potential rather than static market statistics.
Conclusion: Position Yourself in Tobin Hill Before Peak Appreciation
Tobin Hill's 28% appreciation since 2022, accelerating transaction volume, and Pearl District spillover demand signal a neighborhood entering its prime growth phase. Agents who establish farming presence now will benefit from rising commission values as the market matures toward its projected $385,000+ median by late 2026.
Start building your Tobin Hill farming operation today with US Tech Automations. The platform's development pipeline tracking, appreciation trend alerts, and multi-channel attribution tools are purpose-built for agents capitalizing on transitional market dynamics. Explore our Pearl District pricing guide and King William market data for complementary inner-city San Antonio strategies.
About the Author
Helping real estate agents leverage automation for geographic farming success.
