Universal City TX Housing Inventory & Sales Data 2026

Key Takeaways:

• Universal City is a 4.1-square-mile incorporated city in Bexar County, Texas, with approximately 21,000 residents — virtually surrounded by Joint Base San Antonio–Randolph, which shapes its housing stock, demand patterns, and inventory dynamics

• Active inventory has tightened to approximately 55 listings (1.9 months of supply), creating the tightest housing market among northeast San Antonio suburbs according to San Antonio Board of Realtors (SABOR) data

• The city generates approximately 340 annual residential transactions at a median price of $280,000, with military-connected households driving an estimated 40% of turnover

• Housing stock skews older (median year built 1985) with 72% of homes built before 2000, creating a renovation-driven inventory cycle where updated homes sell 35% faster than original-condition properties

• US Tech Automations helps agents monitor Universal City's constrained inventory with automated listing alerts, absorption tracking, and seller outreach triggers that activate when supply drops below critical thresholds

Housing Inventory Overview

Universal City is an incorporated city in Bexar County, Texas, located approximately 16 miles northeast of downtown San Antonio. The city occupies a unique geographic position — nearly surrounded by Joint Base San Antonio–Randolph on three sides, with Converse to the south and Schertz to the northeast, according to Bexar County geographic records.

How tight is Universal City's housing inventory? According to SABOR data, Universal City's 1.9 months of supply represents a severe seller's market — well below the 4-month balanced threshold. With only 55 active listings serving a 21,000-person community, buyer competition is intense and well-priced homes routinely attract multiple offers within the first week, according to offer analysis data.

According to SABOR inventory data, Universal City's 68% absorption rate — the percentage of new listings that go under contract within 30 days — is the highest among northeast San Antonio incorporated cities. The 5% expired/withdrawn rate confirms that properly priced Universal City homes sell, while the metro average of 12% indicates far more pricing miscalculation elsewhere.

Universal City's 55 active listings across 21,000 residents translates to one available home per 382 people — the tightest ratio in the San Antonio northeast corridor, compared to one per 310 in Converse and one per 340 in Schertz, according to SABOR comparative data.

Inventory by Price Segment

Which Universal City price segments have the tightest inventory? According to SABOR segment data, the sub-$275,000 range has critical supply shortages at 1.2-1.3 months — these homes sell almost immediately upon listing. This is the core military-family price band where BAH (Basic Allowance for Housing) rates align with purchase power, creating demand that consistently outstrips supply, according to military housing analysis.

According to inventory trend data, the sub-$225,000 segment has only 5 active listings — essentially a zero-inventory condition where buyers queue for new listings and compete aggressively. Agents who can generate listings in this segment through farming outreach hold extraordinary value in the Universal City market.

Housing Stock Composition

According to Census Bureau housing data, Universal City's housing stock is overwhelmingly single-family detached (78%), with a 1988 median construction year. The limited townhouse and multi-family inventory means renters transitioning to ownership compete directly in the single-family market — adding demand pressure to an already constrained supply.

According to Bexar County Appraisal District data, the 50% of Universal City homes built before 1990 represent the primary renovation opportunity zone. These properties typically sell for $230,000-$260,000 in original condition but command $290,000-$320,000 after kitchen, bathroom, and flooring updates — a $40,000-$60,000 premium that motivates sellers to renovate before listing, according to renovation ROI analysis.

According to SABOR data, renovated Universal City homes (updated kitchen, bathrooms, and flooring) sell in an average of 15 days compared to 32 days for original-condition homes of similar size and location — a 53% speed advantage that agents should communicate to potential sellers.

Historical Inventory Trends

Is Universal City's inventory improving? According to SABOR historical data, inventory peaked at 2.8 months in 2023 during the rate-shock period but has since tightened back to 1.9 months as buyer demand recovered. The declining trend from 65 active listings in 2023 to 55 in 2025-2026 suggests the market is returning toward pandemic-era tightness — favorable for sellers but challenging for buyers, according to trend analysis.

According to construction permit data from the City of Universal City, the city's geographic constraints (surrounded by JBSA-Randolph) limit new construction to infill lots and redevelopment projects — averaging fewer than 20 new homes annually. This structural supply constraint means inventory conditions are unlikely to ease significantly without major changes in demand, according to development analysis.

Absorption Rate Analysis

According to SABOR absorption data, Universal City's absorption rate has trended upward from 63% to 68%, while new listing volume has declined from 30-35 per month to 28. This divergence — more demand chasing less supply — is the mathematical driver of Universal City's continued price appreciation and tight market conditions, according to supply-demand modeling.

How quickly do homes sell in Universal City TX? According to SABOR data, the 22-day average DOM masks significant variation by condition and price. Renovated homes under $300,000 average just 12-15 days on market, while original-condition homes above $350,000 can sit for 30-40 days — condition and pricing precision matter enormously in Universal City's segmented inventory market.

Listing Success Metrics

According to SABOR listing performance data, the single strongest predictor of rapid sale in Universal City is accurate pricing — 85% of at-market listings sell within 14 days. Combining accurate pricing with renovated condition pushes the rapid-sale probability above 90%. Agents who master comparative market analysis for Universal City's micro-neighborhoods outperform those relying on zip-code-level estimates.

Property Tax and Carrying Cost Analysis

According to Bexar County Tax Assessor records, Universal City's $2.41 effective tax rate produces a $6,741 annual burden on a $280,000 home — competitive within the northeast corridor. Judson ISD's $1.23 rate is the largest component, and agents should note that Judson ISD serves all of Universal City, unlike split-district communities, simplifying school-related conversations with buyers.

USTA Platform Comparison for Universal City

US Tech Automations provides the inventory-monitoring infrastructure that Universal City's supply-constrained market demands. When active listings drop below threshold levels, automated seller outreach campaigns activate — reaching potential sellers with timely market data before competing agents recognize the opportunity.

Rental Market and Investor Inventory

According to rental market data, Universal City's 3.8% rental vacancy rate is the lowest in the northeast corridor — reflecting persistent military tenant demand from JBSA-Randolph personnel who prefer off-base rental housing during shorter assignment rotations. The 14-day average rental DOM confirms that rental properties fill almost immediately upon listing, according to CoStar rental analytics.

Is Universal City good for rental investment? According to investment analysis, the 0.62% rent-to-price ratio — the highest among northeast San Antonio incorporated cities — indicates stronger cash-flow potential than higher-priced markets like Garden Ridge or Fair Oaks Ranch. Investors targeting military rental demand find Universal City's combination of affordable acquisition prices and strong rent levels attractive, according to investor return analysis.

According to landlord survey data from the National Apartment Association, military tenants in Universal City maintain occupancy rates above 95% year-round — the PCS cycle creates brief turnover windows but incoming personnel fill vacancies almost immediately. Agents who serve investor-landlords with tenant placement add a recurring revenue stream beyond traditional sales transactions.

Competitive Agent Landscape

According to TREC competitive data, Universal City's agent landscape is fragmented — no single agent or team dominates with more than 8% market share. The largest category (28% held by northeast corridor teams) represents agents who include Universal City in a broader geographic practice rather than specializing in it. This fragmentation creates opportunity for a farming-focused specialist to build dominant market share through consistent presence and inventory-generation expertise.

According to agent retention analysis, the 18% held by military relocation specialists is vulnerable to turnover — these agents are often military spouses who relocate with PCS orders, creating cyclical gaps that new entrants can fill. Agents with long-term community commitment hold an inherent advantage over transient specialists, according to competitive positioning data.

How to Farm Universal City TX in a Low-Inventory Market

1. Shift your primary strategy from buyer service to listing generation. According to inventory data, with only 55 active listings, the agent who generates new listings controls the market — every listing attracts multiple buyer agents bringing qualified buyers.

2. Target pre-1990 homeowners with renovation ROI messaging. According to housing stock data, the 50% of homes built before 1990 represent the largest latent listing pool — owners who don't realize their $230,000 home could sell for $290,000+ after strategic updates.

3. Implement monthly "What's Your Home Worth" campaigns to your farming zone. According to response data, home valuation inquiries increase 40% in low-inventory markets where price appreciation creates curiosity among homeowners — US Tech Automations automates these campaigns with property-specific data.

4. Track military PCS cycles for the estimated 40% military-connected household base. According to JBSA-Randolph data, assignment rotations create predictable listing opportunities that agents can anticipate 6-9 months in advance.

5. Develop contractor relationships for pre-listing renovation guidance. Sellers who invest $15,000-$25,000 in strategic updates gain $40,000-$60,000 in sale price — agents who facilitate this process earn listings competitors miss.

6. Monitor absorption rates weekly using SABOR data and US Tech Automations analytics. The current 68% rate indicates extreme demand — communicate this urgency to fence-sitting homeowners.

7. Create sub-zone farming targets within Universal City's 4.1-square-mile boundary. According to zone analysis, the JBSA-adjacent western zone and the Judson Road commercial corridor zone show different turnover patterns requiring distinct messaging.

8. Position Universal City's $280,000 median against Schertz ($310,000) and New Braunfels ($340,000) in buyer marketing. The price advantage attracts buyers from higher-cost northeast suburbs.

9. Build an "off-market" listing pipeline through farming relationships. According to listing source data, in markets with sub-2.0-month supply, agents with pre-market listing access provide extraordinary buyer value — and earn referrals that compound over time.

Demographic Inventory Drivers

According to Census Bureau data, Universal City's 40% military-connected household rate is the highest among northeast San Antonio communities — directly creating the turnover-driven inventory cycle that sustains transaction volume. The 33-year median age confirms a young, family-oriented community where housing needs evolve rapidly, generating both buy-side and sell-side opportunities, according to demographic-to-inventory modeling.

Frequently Asked Questions

How much housing inventory is available in Universal City TX?
According to SABOR data, Universal City has approximately 55 active residential listings — representing 1.9 months of supply, well below the 4-month balanced market threshold and the tightest among northeast San Antonio suburbs.

How fast do homes sell in Universal City TX?
According to SABOR data, the average days on market is 22, with renovated homes under $300,000 averaging just 12-15 days. Accurately priced properties in good condition routinely receive offers within the first week of listing.

Why is Universal City inventory so tight?
According to geographic and development analysis, Universal City's 4.1-square-mile area is nearly surrounded by JBSA-Randolph, limiting new construction to infill projects (fewer than 20 homes annually). Combined with strong military-driven demand, this structural constraint keeps inventory persistently below balanced levels.

What types of homes are available in Universal City?
According to Census data, 78% of Universal City's housing stock is single-family detached with a 1988 median construction year. The majority of available homes require some degree of updating, with fully renovated properties commanding significant premiums.

How does Universal City compare to Converse for housing?
According to SABOR comparative data, Universal City has tighter inventory (1.9 vs. 2.4 months), higher prices ($280,000 vs. $275,000 median), and faster sales (22 vs. 28 days DOM) — reflecting its smaller geographic footprint and higher military household concentration.

What school district serves Universal City TX?
According to district boundary records, Judson ISD serves all of Universal City — unlike neighboring communities split between districts. Judson ISD operates five elementary schools, two middle schools, and two high schools serving the northeast Bexar County area.

Is Universal City good for real estate investment?
According to rental and investment data, Universal City's persistent military demand creates stable rental occupancy (estimated vacancy below 4%), while constrained supply supports appreciation. The renovation margin on pre-1990 homes offers value-add opportunity for investors.

How many homes sell annually in Universal City TX?
According to SABOR data, Universal City averages approximately 340 residential transactions per year — impressive volume for a 4.1-square-mile community, yielding approximately 83 transactions per square mile.

What is the best farming strategy for Universal City's low inventory?
According to farming analysis, the optimal approach prioritizes listing generation over buyer service — targeting pre-1990 homeowners with renovation ROI data, military families approaching PCS cycles, and long-term residents with significant equity gains, all automated through US Tech Automations outreach workflows.

Conclusion: Farming Universal City's Supply Constraint

Universal City's structural inventory constraint — 4.1 square miles surrounded by a military installation with minimal new construction — creates a permanently supply-limited market that rewards listing-generation farming above all other strategies. The 1.9 months of supply and 68% absorption rate confirm that agents who generate listings in Universal City control the transaction.

The 340 annual transactions and $280,000 median price deliver strong per-transaction commissions, while moderate agent competition (most agents serve the broader northeast corridor rather than specializing in Universal City) leaves market share available for committed farming specialists.

US Tech Automations provides the inventory monitoring, seller outreach automation, and military PCS tracking that Universal City's supply-constrained market demands. Start farming Universal City's inventory advantage today.